Bedroom extensions for homes in Hindley
Planning a bedroom extension in Hindley? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in HindleyFrom £24,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsWN2
Working in Hindley
Postcode districts we cover around Hindley include WN2. We also work in nearby Wigan (2 miles), Westhoughton (3 miles), Leigh (4 miles), Atherton (4 miles).
For homes towards Merseyside, Golborne is around 4 miles away. The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
Guide prices for Hindley
Labour and material costs vary across the UK, so for Hindley we use our North West England factor (×0.95). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Hindley: £1,520 to £3,040 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £24,500 – £30,500 | £24,500 – £32,000 | £27,000 – £36,500 |
| Bedroom and en-suite 18 m² | £27,000 – £33,500 | £32,000 – £42,000 | £41,000 – £55,000 |
| Two rooms 30 m² | £45,500 – £56,000 | £54,000 – £70,000 | £68,000 – £91,500 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Hindley
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
The planning position for a specific Hindley 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.
Applications are decided by the local planning authority (your district, borough or unitary council).
What we take care of
- Structure, roof, insulation and finish
- Planning drawings and application
- Heating extended to the new rooms
- Fire safety: escape windows and smoke alarms to building regulations
- En-suite drainage and ventilation design
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Bedroom extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Hindley, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Hindley?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How long does a bedroom extension take to build in Hindley?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Does an en-suite need a window?
No, but it needs mechanical extraction that meets the building regulations. We design the duct route at the drawing stage.
Book a free site visit in Hindley
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.