Flat roof extensions across Oldham
Oldham homeowners can use us for the whole flat roof extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in OldhamFrom £19,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsM35, OL1, OL2, OL4, OL8
Will the council need to approve it?
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 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).
When a flat roof extension makes sense
- Homeowners who want maximum light from above
- Extensions under first-floor windows where a pitch will not fit
- Modern and 1930s onwards houses
Working in Oldham
We cover Oldham and the postcode districts M35, OL1, OL2, OL4, OL8, OL9. Neighbouring towns we cover include Chadderton (1 mile), Royton (2 miles), Failsworth (3 miles), Middleton (3 miles).
Just over the Lancashire border, Rawtenstall is about 13 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.
Flat roof extension prices in Oldham
For Oldham we adjust our national guide rates by ×0.95, the factor we use for North West England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Oldham: £1,660 to £3,180 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £19,500 – £23,500 | £23,000 – £30,000 | £29,500 – £38,500 |
| 4 m × 5 m 20 m² | £33,000 – £39,000 | £38,500 – £49,500 | £49,000 – £64,000 |
| 5 m × 6 m 30 m² | £49,500 – £58,500 | £58,000 – £74,500 | £74,000 – £95,500 |
For a figure based on your own dimensions, use our guide-price tool.
What happens next
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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.
Common questions in Oldham
Who do I contract with for a flat roof extension in Oldham?
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.
Do I need building regulations approval in Oldham?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How long does a flat roof extension take to build in Oldham?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Can I walk on a flat roof extension?
Only for maintenance unless it is designed as a terrace. A roof terrace or balcony needs planning permission and a different structure.
Are flat roof extensions cheaper?
Usually slightly, because there is less roof structure and no tiles. Our guide range is about £1,660 to £3,180 per m² including VAT.
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.