Side return extensions for homes in Failsworth
Thinking about a side return extension for your Failsworth home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in FailsworthFrom £17,000 inc VAT
- PlanningOften permitted development; party wall notice usual
- Build time10–14 weeks on site
- Postcode districtsM11, M35, M40, M43
Guide prices for Failsworth
Labour and material costs vary across the UK, so for Failsworth we use our North West England factor (×0.95). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Failsworth: £2,000 to £3,610 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £17,000 – £20,500 | £18,000 – £23,000 | £22,500 – £29,000 |
| 2 m × 5.5 m 11 m² | £21,500 – £26,500 | £25,000 – £31,500 | £31,000 – £40,000 |
| 2.2 m × 7 m 15 m² | £29,500 – £36,000 | £34,000 – £43,000 | £42,500 – £54,500 |
Try the guide-price tool to see a range for your own size and finish.
Working in Failsworth
We cover Failsworth and the postcode districts M11, M35, M40, M43. We also work in nearby Droylsden (2 miles), Chadderton (3 miles), Ashton-under-Lyne (3 miles), Oldham (3 miles).
Just over the Cheshire border, Wilmslow 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.
Planning and approvals in Failsworth
In England a single-storey side return infill is often permitted development if it stays within the height limits and is no wider than half the width of the original house. Conservation areas, listed buildings and flats always need an application, and the boundary wall usually brings in the Party Wall Act.
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.
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.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Is a side return extension right for your house?
- Homes where the garden is too small to lose much depth
- Victorian and Edwardian terraces with a rear outrigger
- Narrow galley kitchens
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Failsworth
Do I need building regulations approval in Failsworth?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Failsworth?
Yes. We cover Failsworth and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
Will my neighbours in Failsworth 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.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
Do side return extensions need planning permission?
In England many single-storey side returns fit within permitted development if they stay within the height limits and are no wider than half the width of the original house. Conservation areas, listed buildings and flats need an application. Other UK nations have their own rules, which we check.
Book a free site visit in Failsworth
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.