Annexe extensions in Manchester: design, approvals and build
From the first sketch to final sign-off, we plan and build annexe extensions in Manchester and the surrounding Greater Manchester area.
- Guide price in ManchesterFrom £52,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsM1, M2, M3, M4, M15
Extensions in and around Manchester
Postcode districts we cover around Manchester include M1, M2, M3, M4, M15, M60. Nearby, we also take on projects in Salford (2 miles), Failsworth (3 miles), Droylsden (4 miles), Stretford (4 miles).
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Guide prices for Manchester
Prices below are for Manchester, 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 Manchester: £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 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Manchester
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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.
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).
Is an annexe extension right for your house?
- Multi-generational families
- Homes with a large side or rear garden
- 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.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
With the design and specification agreed, you get a fixed written price and a start date.
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 Manchester
Who do I contract with for an annexe extension in Manchester?
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 Manchester?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Manchester 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.
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).
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 Manchester
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.