Pitched roof extensions in Ashton-in-Makerfield
From the first sketch to final sign-off, we plan and build pitched roof extensions in Ashton-in-Makerfield and the surrounding Greater Manchester area.
- Guide price in Ashton-in-MakerfieldFrom £21,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsWN4
Working in Ashton-in-Makerfield
Site visits are available across Ashton-in-Makerfield (WN4). We also work in nearby Wigan (4 miles), Hindley (4 miles), Leigh (5 miles), Westhoughton (7 miles).
Just over the Merseyside border, Golborne is about 2 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.
How much does a pitched roof extension cost in Ashton-in-Makerfield?
For Ashton-in-Makerfield 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 Ashton-in-Makerfield: £1,760 to £3,320 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £21,000 – £25,000 | £24,500 – £31,500 | £31,000 – £40,000 |
| 4 m × 5 m 20 m² | £35,000 – £41,000 | £40,500 – £52,500 | £52,000 – £66,500 |
| 5 m × 6 m 30 m² | £52,500 – £61,500 | £61,000 – £78,500 | £78,000 – £100,000 |
Try the guide-price tool to see a range for your own size and finish.
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
Included in a typical project
- Roof windows positioned for light and ventilation
- Insulation to current building regulations
- Lead or proprietary flashings to the main wall
- Roof design matched to the existing pitch and tiles
- Vaulted ceilings or flat ceilings with storage above
Matching tiles is harder than it sounds. We source reclaimed or closest-match tiles where the originals are no longer made and agree samples with you before ordering.
From first visit to completion
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 Ashton-in-Makerfield home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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.
Pitched roof extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ashton-in-Makerfield, 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 Ashton-in-Makerfield?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Ashton-in-Makerfield?
Yes. We cover Ashton-in-Makerfield and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
How much does a pitched roof extension cost?
Our guide range is about £1,760 to £3,320 per m² including VAT, a little more than a flat roof because of the roof structure and tiles.
Is a pitched roof better than a flat roof?
Neither is better in all cases. Pitched roofs blend with traditional houses and shed water quickly; flat roofs give more headroom and suit modern designs and lanterns.
Book a free site visit in Ashton-in-Makerfield
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.