Manchester house extensions
We design and build house extensions for homes in Manchester and the surrounding Greater Manchester area, with guide prices adjusted for the region.
- Postcode districtsM1, M2, M3, M4, M15, M60
- Price regionNorth West England (×0.95)
- Planning rulesEngland
- Site visitFree, no obligation
Planning and building control in Manchester
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 return infill is often permitted development if it stays within the height limits and is no wider than half the width of the original house. Conservation areas, listed buildings and flats always need an application, and the boundary wall usually brings in the Party Wall Act.
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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Choosing the right extension in Manchester
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
For many houses here, double-storey extensions, kitchen extensions or side return extensions gives the most useful space for the budget.
Guide prices for Manchester
Every figure below is a guide for Manchester, adjusted for North West England build costs (×0.95) and including VAT. Design and council fees are shown separately on each page.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Single-storey rear extensions | 20 m² | £38,500 – £49,500 |
| Double-storey extensions | 32 m² | £54,500 – £71,500 |
| Side return extensions | 11 m² | £25,000 – £31,500 |
| Orangery extensions | 16 m² | £42,500 – £53,500 |
| Kitchen extensions | 20 m² | £39,500 – £50,500 |
| Extensions over a garage | 12 m² | £23,500 – £31,000 |
Where we work near Manchester
Across M1, M2, M3, M4, M15, M60, we can visit, measure and advise. Nearby, we also take on projects in Salford (2 miles), Failsworth (3 miles), Droylsden (4 miles), Stretford (4 miles), Eccles (4 miles). Wilmslow, in Cheshire, is roughly 11 miles from Manchester and also on our list.
Choose an extension type
- Bedroom extensions · from £24,500
- Annexe extensions · from £52,000
- Wraparound extensions · from £34,000
- Extensions over a garage · from £22,500
- Glass box extensions · from £28,500
- Kitchen extensions · from £25,500
- Side return extensions · from £17,000
- Home office extensions · from £15,000
- Planning permission for extensions · from £300
- Conservatory replacement extensions · from £19,000
- Bungalow extensions · from £24,500
- Side extensions · from £20,500
- Building regulations for extensions · from £850
- Orangery extensions · from £28,500
- Extension plans and drawings · from £1,100
- Single-storey rear extensions · from £19,500
- Utility and boot room extensions · from £13,000
- Pitched roof extensions · from £21,000
- Double-storey extensions · from £36,000
- Timber frame extensions · from £19,500
- Flat roof extensions · from £19,500
- Porch extensions · from £3,800
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions about extensions in Manchester
How much does an extension cost in Manchester?
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.
How long does an extension take in Manchester?
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 I need planning permission for an extension in Manchester?
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.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
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.