Timber frame extensions in Ashton-under-Lyne: design, approvals and build
Planning a timber frame extension in Ashton-under-Lyne? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in Ashton-under-LyneFrom £19,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time8–14 weeks on site
- Postcode districtsM34, M43, OL6, OL7, SK15
What is included
- Frame design and structural calculations
- Foundations, often lighter than masonry
- Cladding, render or brick slip finish
- Breathable wall build-up with insulation
Do I need planning permission in Ashton-under-Lyne?
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.
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.
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).
Covering Ashton-under-Lyne
Postcode districts we cover around Ashton-under-Lyne include M34, M43, OL6, OL7, SK15, SK16. The same team covers Dukinfield (1 mile), Stalybridge (2 miles), Droylsden (2 miles), Denton (2 miles), all within easy reach.
Wilmslow, in Cheshire, is roughly 12 miles from Ashton-under-Lyne and also on our list. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
How much does a timber frame extension cost in Ashton-under-Lyne?
For Ashton-under-Lyne 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-under-Lyne: £1,660 to £3,230 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £19,500 – £24,000 | £23,000 – £30,500 | £29,500 – £39,000 |
| 4 m × 5 m 20 m² | £33,000 – £40,000 | £38,500 – £50,500 | £49,000 – £65,000 |
| 5 m × 6 m 30 m² | £49,500 – £60,000 | £58,000 – £76,000 | £74,000 – £97,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Our process, step by step
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
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Timber frame extension questions answered
How long does a timber frame extension take to build in Ashton-under-Lyne?
On site, typically 8 to 14 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Do you cover all of Ashton-under-Lyne?
Yes. We cover Ashton-under-Lyne and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ashton-under-Lyne, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Does a timber frame extension need planning permission?
The same planning rules apply as for any extension. If the cladding looks different from the house, permitted development’s matching-materials condition may mean an application is needed.
Is timber frame cheaper than brick?
It is similar overall. The frame can save time on site, but the cladding choice has a big effect on cost. Our guide range is about £1,660 to £3,230 per m² including VAT.
Book a free site visit in Ashton-under-Lyne
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.