The side return is the single most transformative extension you can add to a traditional Birmingham, Moseley or Kings Heath terrace. For a modest investment you can turn a cramped galley kitchen into a wide, light-flooded open-plan living space. Here is what we at CK Construction typically build and what it costs.
What is a side return?
Traditional Victorian and Edwardian terraces were built with a narrow passage running down one side of the back addition. That strip of garden, often less than two metres wide, is dead space. Infilling it with a glazed extension widens the kitchen or dining room by that full width and connects the main house to the garden.
Typical side return extension specifications
- Width: 1.5m to 2.2m (set by the existing passage)
- Length: 4m to 7m (the depth of the existing back addition)
- Height: Usually 2.8m to 3m internal, often with a vaulted ceiling to a central rooflight
- Glazing: Large rooflight or lantern over the new section, plus bifolds or sliders to the garden
Can you build without planning permission?
Many side return extensions on terraced houses fall under Permitted Development. The key constraints:
- The extension cannot exceed 50 per cent of the original curtilage
- Maximum eaves height 3m where within 2m of a boundary
- Maximum extension height 4m from original ground
- Materials should be similar to the host building
Houses in conservation areas (large parts of Moseley, Edgbaston and Kings Heath) have reduced permitted development rights and will usually need full planning. We advise at the first visit.
2026 costs for a side return in Birmingham
A typical 10-12 m² side return extension with a central roof lantern, bifold doors, a new kitchen fit-out and all finishing trades runs between £45,000 and £85,000 depending on specification. The kitchen itself is often the biggest variable.
How long on site?
Allow 10 to 14 weeks from first dig to handover, with the kitchen fitted in the final two weeks. We programme the works so you keep the use of your existing kitchen for the first eight weeks, with a temporary cooking setup for the last few.
Thinking about a side return?
We have delivered side returns across Moseley, Kings Heath, Harborne and Edgbaston. Call 01527 521835 or use the contact form for a free site visit and fixed-price quote.