Timber frame extensions across Merseyside
A timber frame extension in Merseyside starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide priceFrom £19,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Towns covered17
- Site visitFree, no obligation
Towns in Merseyside
Covering Merseyside
Towns we cover in Merseyside include Liverpool, Birkenhead, St Helens, Southport, Wallasey, Bootle, Bebington, Huyton. 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 rules that apply in Merseyside
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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 is included
- Breathable wall build-up with insulation
- Fire and acoustic details where needed
- Foundations, often lighter than masonry
- Cladding, render or brick slip finish
What should I budget for a timber frame extension in Merseyside?
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 Merseyside: £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.
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Timber frame extension questions answered
Will my neighbours in Merseyside 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Merseyside, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Merseyside?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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 Merseyside
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.