Annexe extensions in Dukinfield
Our design and build teams take on annexe extensions in Dukinfield, from the first measured survey through planning and building control to the finished room.
- Guide price in DukinfieldFrom £52,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsM34, OL6, OL7, SK15, SK16
What we take care of
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Planning application describing ancillary use
- Kitchenette, shower room and bedroom finish
- Fire separation and alarms to building regulations
- Separate or shared heating and hot water
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.
Local to Dukinfield
Our survey diary covers Dukinfield, including M34, OL6, OL7, SK15, SK16. Neighbouring towns we cover include Ashton-under-Lyne (1 mile), Stalybridge (1 mile), Hyde (2 miles), Denton (2 miles).
Just over the Cheshire border, Wilmslow is about 12 miles away. 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.
Guide prices for Dukinfield
Labour and material costs vary across the UK, so for Dukinfield we use our North West England factor (×0.95). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Dukinfield: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Will the council need to approve it?
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 Dukinfield address depends on its history and any designations, which is why we check it at the first visit.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
Our process, step by step
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about an annexe extension in Dukinfield
Will my neighbours in Dukinfield 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.
Who do I contract with for an annexe extension in Dukinfield?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do I need building regulations approval in Dukinfield?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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 Dukinfield.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
Book a free site visit in Dukinfield
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.