Lees, Greater Manchester
Semi-detached rear extension in Lees
We plan and build rear extensions for semi-detached houses for homeowners in Lees. Single or two-storey extensions for semi-detached houses, with side access and one party wall. Start with a free site visit, then a written price once the design is agreed.
We cover Lees (OL1, OL4 and OL8) as part of our Greater Manchester work. Where a Lees semi already has a small lean-to at the back, we usually replace it rather than extend it.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a semi-detached rear extension cost in Lees?
A semi-detached rear extension in Lees is priced at £1,790–£2,910 per square metre including VAT as a guide, before kitchen fit-out and fees. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,500–£35,000 |
| 4 m wide × 5 m deep (20 m²) | £35,500–£58,500 |
| 4 m wide × 6 m deep (24 m²) | £43,000–£70,000 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a semi-detached rear extension in Lees?
The planning route for a semi-detached rear extension in Lees is set by England's householder rules and your council.
Under England's householder permitted development rules you can usually add 3 metres at the back of an attached house, or 4 metres on a detached house, without a planning application, as long as the extension stays under 4 metres high and its eaves stay under 3 metres where it is within 2 metres of a boundary.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
England also has the larger home extension route: a single-storey rear extension of up to 6 metres on an attached house or 8 metres on a detached house, after prior approval from the council. The council notifies your neighbours and has 42 days to decide; the fee is £249 (£310 for applications made from 8 December 2026). The route is not available on designated land such as conservation areas.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Lees like to extend?
Stone and brick terraces are common around Lees. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a semi-detached rear extension in Lees comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Semi-detached rear extensions near Lees
Neighbouring places we cover include Oldham (1.9 miles) and Royton (2.8 miles).
- Semi-detached rear extension in Oldham
- Semi-detached rear extension in Royton
- Semi-detached rear extension in Chadderton
- Semi-detached rear extension in Uppermill
- Semi-detached rear extension in Hollinwood
Other work in Lees:
FAQ
Semi-detached rear extension questions in Lees
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
How long does a rear extension take to build in Lees?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can I match pebbledash or render?
Yes. Many semis are refinished with new render across the whole back elevation so old and new match.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Is the site visit in Lees free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a semi-detached rear extension cost in Lees?
As a guide, £1,790–£2,910 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,500–£35,000 at that rate. Your written price follows the survey.