Single-storey rear extensions in Greater Manchester
If you live in Greater Manchester and want more space without moving, a single-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide priceFrom £19,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Towns covered41
- Site visitFree, no obligation
Towns in Greater Manchester
- Altrincham
- Ashton-in-Makerfield
- Ashton-under-Lyne
- Atherton
- Bolton
- Bury
- Chadderton
- Cheadle Hulme
- Denton
- Droylsden
- Dukinfield
- Eccles
- Failsworth
- Farnworth
- Hazel Grove
- Heywood
- Hindley
- Horwich
- Hyde
- Irlam
- Leigh
- Manchester
- Middleton
- Oldham
- Prestwich
- Radcliffe
- Rochdale
- Royton
- Saddleworth
- Sale
- Salford
- Stalybridge
- Stockport
- Stretford
- Swinton
- Tyldesley
- Urmston
- Walkden
- Westhoughton
- Whitefield
- Wigan
Extensions in and around Greater Manchester
Towns we cover in Greater Manchester include Manchester, Oldham, Wigan, Bolton, Stockport, Salford, Rochdale, Sale. 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 is included
- Planning route checked and the right approval obtained
- Walls, steel beams and the new opening into the house
- Doors, windows, insulation, plastering and first fix to finish
- Measured survey and design
Do I need planning permission in Greater Manchester?
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).
What should I budget for a single-storey extension in Greater Manchester?
Prices below are for Greater Manchester, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Greater Manchester: £1,660 to £3,230 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 – £39,000 |
| 4 m × 5 m 20 m² | £33,000 – £39,000 | £38,500 – £49,500 | £49,000 – £65,000 |
| 5 m × 6 m 30 m² | £49,500 – £58,500 | £58,000 – £74,500 | £74,000 – £97,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
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
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Single-storey extension questions answered
Will my neighbours in Greater Manchester 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.
How long does a single-storey extension take to build in Greater Manchester?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Do I need building regulations approval in Greater Manchester?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I stay in the house during the build?
Usually yes. Most of the work happens outside until the final weeks, when we open the rear wall. We plan that stage carefully and seal the opening with a temporary screen to keep dust down.
Flat roof or pitched roof?
Flat roofs give more headroom inside and suit lanterns and rooflights; pitched roofs can blend better with older houses. Both meet building regulations when built properly. See our flat roof and pitched roof pages for the details.
Book a free site visit in Greater Manchester
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.