Bedroom extensions in Urmston: design, approvals and build
From the first sketch to final sign-off, we plan and build bedroom extensions in Urmston and the surrounding Greater Manchester area.
- Guide price in UrmstonFrom £24,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsM17, M30, M32, M33, M41
What should I budget for a bedroom extension in Urmston?
Prices below are for Urmston, 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 Urmston: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Included in a typical project
- Fire safety: escape windows and smoke alarms to building regulations
- Heating extended to the new rooms
- Planning drawings and application
- Structure, roof, insulation and finish
Extensions in and around Urmston
Across M17, M30, M32, M33, M41, we can visit, measure and advise. The same team covers Stretford (2 miles), Sale (2 miles), Eccles (3 miles), Irlam (3 miles), all within easy reach.
Just over the Cheshire border, Wilmslow is about 10 miles away. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Planning rules that apply in Urmston
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 Urmston 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).
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
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.
Bedroom extension questions answered
Will my neighbours in Urmston 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.
Do I need building regulations approval in Urmston?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Urmston, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Book a free site visit in Urmston
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.