Side return extension steels · Exeter
Side return extension steels in Exeter
Side return extension steels for homes in EX1, EX2, EX4, designed by a structural engineer.
- Free survey visit in Exeter
- Engineer's calculations arranged
- Building control handled for you
- Free survey visit
- Engineer's calculations arranged
- Building control handled
- Fixed written price once scope is agreed
- England, Wales, mainland Scotland & NI
About our side return extension steels service in Exeter
We cover side return extension steels in Exeter (EX1, EX2, EX4) and the streets around it. We also cover the surrounding towns and villages in Devon. Each job is designed by a structural engineer and approved through local building control before work begins.
Many Victorian and Edwardian terraces have a narrow back wing, often called an outrigger, with a strip of yard down one side. Infilling that strip turns a galley kitchen into a wide family room, but the outrigger's side wall usually holds up a bathroom or bedroom above, so it has to be replaced with steel.
Things to plan for
- Some owners leave the long beam on show as a feature under a glazed roof. Exposed steel still needs fire protection where building control requires it, which usually means a specified intumescent paint system applied to the correct thickness.
- Planning rules for side return infills depend on the house and its location, and some need a full planning application rather than relying on permitted development. The steel design forms part of the building regulations approval either way.
- Victorian outrigger walls are often a single brick thick in soft lime mortar, sometimes on very shallow footings. The engineer may ask for trial holes before deciding whether new foundations are needed under the column positions or beam ends.
- Fitting the steel frame for a side return usually takes a few working days on site, depending on how many beams and columns there are. It is scheduled with the builder so the new space can be roofed and weathertight soon after the old wall comes down.
- Many outrigger kitchens have a chimney breast on the side wall being removed or on the party wall. Its position affects where beams can bear, and if any part of the breast is taken out, what remains above has to be supported as the engineer specifies.
What happens, step by step
Free visit
A short visit to Exeter to see the job, agree what you want and check the bearings, floors and services that affect the design.
Calculations
The engineer's calculations and a simple drawing are prepared for your opening and shared with you before anything is ordered.
Building control
We submit a building notice or full plans application to the local council's building control team, so approval is in place before the wall is touched.
Steel in, made good
On site we prop, open up, fit and pack the steel, then fire protect, box in and plaster once the inspection is done.
Guide prices for side return extension steels in Exeter
As a guide, budget £3,600–£8,750 including VAT for side return extension steelwork in Exeter, based on published UK cost guides adjusted for prices in the South West (+3%).
| Job | Typical guide range | What it usually covers |
|---|---|---|
| Side return extension steelwork | £3,600–£8,750 | Beams and posts along the old side wall line, propping and approvals (extension build extra) |
| Temporary works and propping | £150–£520 | Props, spreaders, needles and sole plates for a typical opening, installed and struck |
| Structural calculations for a beam | £260–£770 | Site measure or photos, beam and padstone design and calculations for building control |
| Steel column or post | £520–£1,540 per column | Column supplied and fitted with base and cap plates on a pad foundation |
Figures include our approximate regional adjustment for prices in the South West (+3%) and are rounded. How these figures are worked out.
Building control and neighbours in Exeter
Structural openings in English homes need building regulations approval before work starts. The local council's building control team can deal with it, or you can use a registered building control approver. Either way the steel is inspected before it is covered, and a completion certificate is issued at the end. Keep it safe for when you sell.
If the beam bears into a wall you share with a neighbour, the Party Wall etc. Act 1996 applies, and a party structure notice must be served at least two months before that work starts. We arrange this through a party wall surveyor.
Local questions answered
Do I need a party wall agreement for side return extension steels in Exeter?
Yes, if the beam bears into a shared wall: the Party Wall etc. Act 1996 applies in England and Wales, and a party structure notice must be served at least two months before that work starts. We arrange it through a party wall surveyor.
What happens at the survey visit in Exeter?
We look at the wall, the floor and ceiling either side and what sits above, measure the opening you want, and note cables, pipes and access for the steel. It usually takes under an hour and there is no charge.
How long does it take to fit side return steels?
Most side return steel frames take two to five working days on site, depending on the number of beams and columns and how easy access is. That covers propping, removing the old side wall, fitting the steels and packing them. Fire protection and finishes follow afterwards.
Do I need planning permission for a side return extension?
It depends on the house and where it is. Some side return infills can be built under permitted development, but the rules for side extensions are restrictive, and conservation areas and listed buildings add further controls. Check with your local planning authority or architect before committing to a design.
Does a glazed roof affect the steel beam?
Yes. Glazed roofs need the beam they sit on to stay very straight under load, so the engineer may set a stricter deflection limit than for a solid roof. That can mean a deeper or heavier steel section, and the roof supplier's details need sharing early.
Do you cover Exeter for side return extension steels?
Yes. We carry out side return extension steels in Exeter and the EX1, EX2 and EX4 postcode districts. Book a free survey visit and we will check the wall, arrange the engineer's calculations and send an itemised written quote.