House extensions in Oldham
Looking to extend your home in Oldham? Start here: extension types, guide prices for Oldham, the planning rules that apply and how a project runs.
- Postcode districtsM35, OL1, OL2, OL4, OL8, OL9
- Price regionNorth West England (×0.95)
- Planning rulesEngland
- Site visitFree, no obligation
Planning rules in Oldham
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.
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).
What extensions cost in Oldham
Prices on this page use our North West England factor of ×0.95, include VAT at 20% and cover the build; your written price follows a survey and agreed drawings.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Side return extensions | 11 m² | £25,000 – £31,500 |
| Orangery extensions | 16 m² | £42,500 – £53,500 |
| Double-storey extensions | 32 m² | £54,500 – £71,500 |
| Single-storey rear extensions | 20 m² | £38,500 – £49,500 |
| Kitchen extensions | 20 m² | £39,500 – £50,500 |
Where we work near Oldham
Postcode districts we cover around Oldham include M35, OL1, OL2, OL4, OL8, OL9. We also work in nearby Chadderton (1 mile), Royton (2 miles), Failsworth (3 miles), Middleton (3 miles), Ashton-under-Lyne (4 miles). Rawtenstall, in Lancashire, is roughly 13 miles from Oldham and also on our list.
Choosing the right extension in Oldham
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Depending on the plot, side return extensions and single-storey rear extensions are often the strongest options, with kitchen extensions worth considering where there is room.
Extension types and starting prices
- Annexe extensions · from £52,000
- Conservatory replacement extensions · from £19,000
- Side return extensions · from £17,000
- Building regulations for extensions · from £850
- Side extensions · from £20,500
- Extension plans and drawings · from £1,100
- Pitched roof extensions · from £21,000
- Wraparound extensions · from £34,000
- Glass box extensions · from £28,500
- Orangery extensions · from £28,500
- Double-storey extensions · from £36,000
- Kitchen extensions · from £25,500
- Single-storey rear extensions · from £19,500
- Utility and boot room extensions · from £13,000
- Home office extensions · from £15,000
- Extensions over a garage · from £22,500
- Bungalow extensions · from £24,500
- Bedroom extensions · from £24,500
- Timber frame extensions · from £19,500
- Flat roof extensions · from £19,500
- Porch extensions · from £3,800
- Planning permission for extensions · from £300
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions about extensions in Oldham
How much does an extension cost in Oldham?
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 you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
How long does an extension take in Oldham?
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.
Will my neighbours need to be told?
If you apply for planning or prior approval the council notifies them, and in England party wall notices may be needed for work near a shared boundary.
Can I get a price before anyone visits?
Yes. This page shows guide prices adjusted for Oldham, and the guide-price tool gives a range for your own size and finish in about a minute.
Book a free site visit in Oldham
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.