Wraparound extensions in Oldham
Our design and build teams take on wraparound extensions in Oldham, from the first measured survey through planning and building control to the finished room.
- Guide price in OldhamFrom £34,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsM35, OL1, OL2, OL4, OL8
What should I budget for a wraparound extension in Oldham?
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 Oldham: £1,900 to £3,520 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £34,000 – £41,500 | £39,000 – £50,000 | £49,500 – £63,500 |
| Medium L-shape 25 m² | £47,500 – £57,000 | £54,500 – £69,000 | £68,500 – £88,000 |
| Large L-shape 32 m² | £60,500 – £73,000 | £69,500 – £88,500 | £88,000 – £112,500 |
Try the guide-price tool to see a range for your own size and finish.
Extensions in and around Oldham
Postcode districts we cover around Oldham include M35, OL1, OL2, OL4, OL8, OL9. Nearby, we also take on projects in Chadderton (1 mile), Royton (2 miles), Failsworth (3 miles), Middleton (3 miles).
Rawtenstall, in Lancashire, is roughly 13 miles from Oldham and also on our list. 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.
What is included
- Householder planning application
- Survey, design and 3D layout options
- Party wall notice support (England and Wales)
- Structural design for the corner and openings
- Foundations, drainage and any manhole relocation
- Roof with glazing along the side return
Do I need planning permission in Oldham?
In England a wraparound extension is assessed as both a side and a rear extension, and the combination usually falls outside permitted development, so most need a householder planning application (£548 from 1 April 2026).
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 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).
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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.
Common questions in Oldham
Do you cover all of Oldham?
Yes. We cover Oldham and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
Who do I contract with for a wraparound extension in Oldham?
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.
Will my neighbours in Oldham 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.
Do wraparound extensions need planning permission?
Usually, yes. In England the side element counts as a side extension and the rear element as a rear extension, and the combination normally falls outside permitted development. A householder application costs £548 in England from 1 April 2026.
Is a wraparound better than a side return alone?
It adds far more space, but costs more and needs planning permission more often. Our comparison guide sets the two side by side.
Book a free site visit in Oldham
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.