Kitchen and side-return extensions
Filling in the narrow side return of a Victorian or Edwardian terrace to create a wide kitchen and dining room, often with roof glazing.
House Extension Builders in Reading
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Extensions in Reading
Two-storey and wrap-around extensions
Extra bedrooms and bathrooms above a new ground floor, and L-shaped extensions around the back and side.
Single-storey extensions
Rear extensions for a bigger kitchen, living or garden room, often on 1930s and post-war semis. Many fall within permitted development.
An extension is usually the biggest building job a homeowner takes on, and much of the risk sits in the planning before anyone digs a trench. Work out the route early and your builders’ quotes will be more accurate.
Many single-storey rear extensions can go ahead under permitted development, without a full planning application. The basic limits are 3 metres deep for a terraced or semi-detached house and 4 metres for a detached house, no more than 4 metres high, and materials similar to the house. Larger single-storey extensions, up to 6 metres or 8 metres, can use the prior approval process, where the council notifies your neighbours. Side extensions and anything two storeys high are more restricted. Permitted development rights are more limited in conservation areas and don’t apply to flats, and some Reading streets have had them removed altogether. If you’re relying on permitted development, a Lawful Development Certificate from the council gives you proof for when you sell.
Every extension needs Building Regulations approval, whatever the planning route. This covers foundations, structure, insulation, drainage, fire safety and ventilation. You can use Reading Borough Council’s building control team or a private approved inspector, and you’ll need a completion certificate at the end.
Drains are a common surprise. Many Reading terraces and semis have a shared sewer running under their back gardens, and since 2011 these belong to Thames Water. If you build within 3 metres of a public sewer, you’ll need a build over agreement from Thames Water before work starts. A CCTV drain survey or Thames Water’s sewer records will show where the pipes run.
Typical projects here include side return kitchen extensions on Victorian terraces, wrap-around extensions on corner plots, and single-storey rear extensions on 1930s and post-war semis. Steel beams to open up the back of the house need calculations from a structural engineer, and work on or near a shared wall will need a party wall notice to your neighbour.
A single-storey extension usually takes three to four months on site. Allow extra time before that for design, approvals and ordering steel and glazing.
When comparing builders, give them all the same drawings and specification. Ask for itemised quotes with any provisional sums clearly marked, a written contract, a programme and staged payments tied to progress. Check their insurance and ask to see extensions they’ve finished. Reviews on Trade Pilot come from real, invoiced jobs.
Typical prices
| Job | Typical UK range | Notes |
|---|---|---|
| Single-storey extension, South East | £1,800–£3,000 per m² | A 20–30 m² extension is often £45,000–£100,000 before kitchen fit-out |
| Side return extension, 8–15 m² | £15,000–£35,000 | Glazing and steelwork push costs up |
| Architectural drawings | £1,500–£3,000 | Planning and building regulations drawings |
| Structural engineer’s calculations | £500–£1,500 | Needed for steels and foundations |
| Building control fees | £400–£900 | Council or approved inspector |
Typical UK ranges; your quotes depend on the job and access.
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Frequently Asked Questions
Single-storey extensions in the South East typically cost £1,800 to £3,000 per m². A side return of 8 to 15 m² usually costs £15,000 to £35,000.
Not always. Many single-storey rear extensions fall under permitted development. Conservation areas, flats and some streets have tighter rules, so check with Reading Borough Council.
It’s permission from Thames Water to build within 3 metres of a public sewer. You need it before work starts, so check your drains early.
A single-storey extension usually takes three to four months on site, plus time beforehand for design and approvals.
If you’re building on or near a shared wall, or digging foundations close to a neighbour’s, you’ll usually need to serve a party wall notice.
Give each builder the same drawings, ask for itemised quotes and a written contract, check their insurance and look at extensions they’ve finished. Budget separately for drawings, structural calculations and building control fees.
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