Annexe extensions for homes in Dunstable
A annexe extension in Dunstable starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in DunstableFrom £58,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsLU4, LU5, LU6
Guide prices for Dunstable
These guide figures apply our East of England adjustment (×1.06) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Dunstable: £2,120 to £4,030 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £58,000 – £73,000 | £63,500 – £79,500 | £79,500 – £101,000 |
| One-bedroom annexe 35 m² | £74,000 – £93,000 | £89,000 – £111,500 | £111,000 – £141,000 |
| Larger annexe 45 m² | £95,000 – £119,500 | £114,000 – £143,500 | £143,000 – £181,500 |
For a figure based on your own dimensions, use our guide-price tool.
Included in a typical project
- Separate or shared heating and hot water
- Planning application describing ancillary use
- Kitchenette, shower room and bedroom finish
- Fire separation and alarms to building regulations
- Design for accessibility: level thresholds, wider doors, walk-in shower
Working in Dunstable
Site visits are available across Dunstable (LU4, LU5, LU6). The same team covers Luton (5 miles), Leighton Buzzard (6 miles), Ampthill (10 miles), Kempston (16 miles), all within easy reach.
Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Do I need planning permission in Dunstable?
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
From first visit to completion
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Annexe extension questions answered
How long does an annexe extension take to build in Dunstable?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Do I need building regulations approval in Dunstable?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Dunstable 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.
How much does an annexe extension cost?
Our guide range is about £2,120 to £4,030 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £89,000 to £111,500 at standard spec in Dunstable.
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 Dunstable
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.