Annexe extensions in Ashton-under-Lyne
From the first sketch to final sign-off, we plan and build annexe extensions in Ashton-under-Lyne and the surrounding Greater Manchester area.
- Guide price in Ashton-under-LyneFrom £52,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsM34, M43, OL6, OL7, SK15
Do I need planning permission in Ashton-under-Lyne?
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
The planning position for a specific Ashton-under-Lyne address depends on its history and any designations, which is why we check it at the first visit.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Is an annexe extension right for your house?
- Homes with a large side or rear garden
- Multi-generational families
- Relatives who need support close by
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Covering Ashton-under-Lyne
We cover Ashton-under-Lyne and the postcode districts M34, M43, OL6, OL7, SK15, SK16. We also work in nearby Dukinfield (1 mile), Stalybridge (2 miles), Droylsden (2 miles), Denton (2 miles).
The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
What should I budget for an annexe extension in Ashton-under-Lyne?
Prices below are for Ashton-under-Lyne, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Ashton-under-Lyne: £1,900 to £3,610 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £52,000 – £65,500 | £57,000 – £71,500 | £71,000 – £90,500 |
| One-bedroom annexe 35 m² | £66,500 – £83,500 | £79,500 – £100,000 | £99,500 – £126,500 |
| Larger annexe 45 m² | £85,500 – £107,000 | £102,500 – £128,500 | £128,000 – £162,500 |
For a figure based on your own dimensions, use our guide-price tool.
What happens next
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about annexe extensions
How long does an annexe extension take to build in Ashton-under-Lyne?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Will my neighbours in Ashton-under-Lyne be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do you cover all of Ashton-under-Lyne?
Yes. We cover Ashton-under-Lyne and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
Will an annexe affect council tax?
It can. Some annexes are assessed separately for council tax, with discounts or exemptions in some cases when occupied by a relative. Check with the Valuation Office Agency (England and Wales), your local assessor (Scotland) or Land & Property Services (Northern Ireland).
How much does an annexe extension cost?
Our guide range is about £1,900 to £3,610 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £79,500 to £100,000 at standard spec in Ashton-under-Lyne.
Book a free site visit in Ashton-under-Lyne
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.