Annexe extensions in Golborne
From the first sketch to final sign-off, we plan and build annexe extensions in Golborne and the surrounding Merseyside area.
- Guide price in GolborneFrom £52,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsWA12
What is included
- Planning application describing ancillary use
- Separate or shared heating and hot water
- Fire separation and alarms to building regulations
- Kitchenette, shower room and bedroom finish
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.
Do I need planning permission in Golborne?
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 Golborne address depends on its history and any designations, which is why we check it at the first visit.
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).
Local to Golborne
Postcode districts we cover around Golborne include WA12. We also work in nearby Newton-le-Willows (2 miles), St Helens (6 miles), Prescot (9 miles), Huyton (11 miles).
Just over the Greater Manchester border, Ashton-in-Makerfield is about 2 miles away. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
What should I budget for an annexe extension in Golborne?
For Golborne we adjust our national guide rates by ×0.95, the factor we use for North West England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Golborne: £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.
How the project works
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about annexe extensions
Who do I contract with for an annexe extension in Golborne?
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 you cover all of Golborne?
Yes. We cover Golborne and the surrounding parts of Merseyside. Site visits are free and there is no obligation.
How long does an annexe extension take to build in Golborne?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
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.
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
Book a free site visit in Golborne
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.