Timber frame extensions for homes in Failsworth
From the first sketch to final sign-off, we plan and build timber frame extensions in Failsworth and the surrounding Greater Manchester area.
- Guide price in FailsworthFrom £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 districtsM11, M35, M40, M43
Planning and approvals in Failsworth
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).
Covering Failsworth
Postcode districts we cover around Failsworth include M11, M35, M40, M43. Nearby, we also take on projects in Droylsden (2 miles), Chadderton (3 miles), Ashton-under-Lyne (3 miles), Oldham (3 miles).
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 Failsworth?
These guide figures apply our North West England adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Failsworth: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Who a timber frame extension suits
- Contemporary designs with timber or board cladding
- Sites where weight or speed matters
- Homeowners who want strong energy performance
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
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Timber frame extension questions answered
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.
How long does a timber frame extension take to build in Failsworth?
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 Failsworth?
Yes. We cover Failsworth and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
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 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.