Skelmersdale timber frame extensions, designed and built
From the first sketch to final sign-off, we plan and build timber frame extensions in Skelmersdale and the surrounding Lancashire area.
- Guide price in SkelmersdaleFrom £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 districtsWN8
Planning rules that apply in Skelmersdale
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
Covering Skelmersdale
Our survey diary covers Skelmersdale, including WN8. We also work in nearby Ormskirk (5 miles), Chorley (9 miles), Leyland (11 miles), Preston (15 miles).
For homes towards Greater Manchester, Wigan is around 6 miles away. 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 should I budget for a timber frame extension in Skelmersdale?
Prices below are for Skelmersdale, 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 Skelmersdale: £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.
Who a timber frame extension suits
- Homeowners who want strong energy performance
- Contemporary designs with timber or board cladding
- Sites where weight or speed matters
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
We visit your Skelmersdale home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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.
Questions people ask about timber frame extensions
Do you cover all of Skelmersdale?
Yes. We cover Skelmersdale and the surrounding parts of Lancashire. Site visits are free and there is no obligation.
Who do I contract with for a timber frame extension in Skelmersdale?
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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Skelmersdale, 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 Skelmersdale
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.