Timber frame extensions across Golborne
From the first sketch to final sign-off, we plan and build timber frame extensions in Golborne and the surrounding Merseyside area.
- Guide price in GolborneFrom £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 districtsWA12
How much does a timber frame extension cost in Golborne?
Labour and material costs vary across the UK, so for Golborne we use our North West England factor (×0.95). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Golborne: £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 |
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.
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.
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).
Local to Golborne
Site visits are available across Golborne (WA12). The same team covers Newton-le-Willows (2 miles), St Helens (6 miles), Prescot (9 miles), Huyton (11 miles), all within easy reach.
Ashton-in-Makerfield, in Greater Manchester, is roughly 2 miles from Golborne 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.
Included in a typical project
- Frame design and structural calculations
- Foundations, often lighter than masonry
- Fire and acoustic details where needed
- Breathable wall build-up with insulation
- Cladding, render or brick slip finish
Moisture is the enemy of any timber building. We design ventilated cladding cavities, breather membranes and a proper damp-proof course height, and keep the frame dry during construction.
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 Golborne home, measure up, talk through what you want and check the planning position.
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 Golborne?
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 Golborne?
Yes. We cover Golborne and the surrounding parts of Merseyside. Site visits are free and there is no obligation.
Who do I contract with for a timber frame extension in Golborne?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
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.
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.
Book a free site visit in Golborne
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.