Extension plans and drawings across Irlam
We prepare extension plans and drawings for homes in Irlam, as a stand-alone service or as the first stage of a design and build project.
- Guide price in IrlamFrom £1,100 inc VAT
- PlanningWe find the right route for you
- Timescale2–6 weeks for drawings
- Postcode districtsM31, M44
Extensions in and around Irlam
Postcode districts we cover around Irlam include M31, M44. Neighbouring towns we cover include Urmston (3 miles), Sale (4 miles), Stretford (4 miles), Eccles (5 miles).
Newton-le-Willows, in Merseyside, is roughly 7 miles from Irlam and also on our list. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Design and approval fees for Irlam
Guide fees for Irlam including VAT, using our North West England factor of ×0.95. Council and building control charges are not included.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Measured survey and planning drawings | £1,100 – £2,100 |
| Standard | Planning drawings plus building regulations drawings | £2,050 – £3,650 |
| Premium | Full pack with structural calculations and 3D visuals | £3,200 – £5,250 |
Want a range for your exact size? The guide-price tool takes about a minute.
When it helps
- Projects that need a planning application or other approval
- Homeowners at the very start of a project
- Anyone who wants fixed designs before getting build prices
The most expensive changes are the ones made after the steel is ordered. A good design stage settles layout, heights, glazing and services on paper, so the build price is firm.
Planning rules that apply in Irlam
In England the main routes are permitted development (ideally confirmed with a lawful development certificate, £274), larger home extension prior approval (£249, 42 days) and a householder planning application (£548, normally 8 weeks), with council fees as set from 1 April 2026.
The planning position for a specific Irlam 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
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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions answered
How long does this take for a Irlam home?
2–6 weeks for drawings, depending on the council and the complexity of the project.
Who do I contract with in Irlam?
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.
Will my neighbours in Irlam 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 an architect?
Not necessarily. For most extensions an experienced designer or architectural technologist is enough. For listed buildings or complex sites an architect’s input can help.
How much do extension plans cost?
Our design packs range from about £1,100 to £5,250 including VAT, from planning drawings only to a full pack with building regulations drawings, structural calculations and 3D views. Council fees are separate.
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.