Flat roof extensions across Tyldesley
From the first sketch to final sign-off, we plan and build flat roof extensions in Tyldesley and the surrounding Greater Manchester area.
- Guide price in TyldesleyFrom £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 districtsM29, M38, M46, WN7
Do I need planning permission in Tyldesley?
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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).
Local to Tyldesley
Across M29, M38, M46, WN7, we can visit, measure and advise. Neighbouring towns we cover include Atherton (1 mile), Leigh (2 miles), Walkden (3 miles), Westhoughton (3 miles).
For homes towards Merseyside, Golborne is around 6 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.
What should I budget for a flat roof extension in Tyldesley?
For Tyldesley 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 Tyldesley: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
What we take care of
- Membrane choice: single-ply, EPDM or GRP
- Warm-roof design with insulation above the deck
- Lanterns or rooflights with upstands
- Parapets or edge trims and flashings to the house
- Falls and outlets designed to drain properly
Height is often what decides a flat roof. Under first-floor windows, a pitched roof may not fit at all; a flat roof keeps the extension low while still giving a good ceiling height inside.
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
We visit your Tyldesley home, measure up, talk through what you want and check the planning position.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about a flat roof extension in Tyldesley
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Tyldesley, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does a flat roof extension take to build in Tyldesley?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Who do I contract with for a flat roof extension in Tyldesley?
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.
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.
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.
Book a free site visit in Tyldesley
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.