Extensions in Irlam: design, planning and build
Planning an extension in Irlam? Compare extension types, see guide prices adjusted for Irlam and book a free site visit.
- Postcode districtsM31, M44
- Price regionNorth West England (×0.95)
- Planning rulesEngland
- Site visitFree, no obligation
Irlam and surrounding towns
We cover Irlam and the postcode districts M31, M44. Nearby, we also take on projects in Urmston (3 miles), Sale (4 miles), Stretford (4 miles), Eccles (5 miles), Altrincham (5 miles). Just over the Merseyside border, Newton-le-Willows is about 7 miles away.
What extensions cost in Irlam
Use these Irlam guide prices to sense-check a budget; the guide-price tool narrows them to your own size, and the site visit turns them into a written figure.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Double-storey extensions | 32 m² | £54,500 – £71,500 |
| Extensions over a garage | 12 m² | £23,500 – £31,000 |
| Kitchen extensions | 20 m² | £39,500 – £50,500 |
| Wraparound extensions | 25 m² | £54,500 – £69,000 |
| Single-storey rear extensions | 20 m² | £38,500 – £49,500 |
| Side return extensions | 11 m² | £25,000 – £31,500 |
What works best for Irlam houses?
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Start by comparing kitchen extensions, side return extensions and double-storey extensions: between them they cover most of the layouts we see requested for houses like these.
Do extensions in Irlam need planning permission?
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
In England a single-storey side extension can be permitted development if it is no more than 4 m high and no wider than half the width of the original house. Two-storey side extensions, and any side extension on designated land such as a conservation area, need a householder planning application.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
Choose an extension type
- Pitched roof extensions · from £21,000
- Orangery extensions · from £28,500
- Building regulations for extensions · from £850
- Bedroom extensions · from £24,500
- Home office extensions · from £15,000
- Planning permission for extensions · from £300
- Extensions over a garage · from £22,500
- Glass box extensions · from £28,500
- Side return extensions · from £17,000
- Conservatory replacement extensions · from £19,000
- Wraparound extensions · from £34,000
- Porch extensions · from £3,800
- Bungalow extensions · from £24,500
- Double-storey extensions · from £36,000
- Flat roof extensions · from £19,500
- Side extensions · from £20,500
- Single-storey rear extensions · from £19,500
- Utility and boot room extensions · from £13,000
- Kitchen extensions · from £25,500
- Timber frame extensions · from £19,500
- Annexe extensions · from £52,000
- Extension plans and drawings · from £1,100
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions about extensions in Irlam
How much does an extension cost in Irlam?
Using our North West England factor (×0.95), a standard-spec single-storey extension of 20 m² is a guide £38,500 to £49,500 including VAT, and a 32 m² two-storey extension £54,500 to £71,500. Your written price follows the survey.
Do I need planning permission for an extension in Irlam?
Not always. It depends on the size, position and your property's history. Many single-storey rear extensions in England are permitted development or can use prior approval.
How long does an extension take in Irlam?
Usually 2 to 4 months of design and approvals, then 10 to 16 weeks on site for a single-storey extension or 16 to 24 weeks for two storeys.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
Who do I contract with?
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.
Book a free site visit in Irlam
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.