Failsworth, Greater Manchester
Side return extension in Failsworth
Infilling the narrow passage beside a Victorian or Edwardian back addition. If you live in Failsworth and want to know what a side return extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Failsworth (M35, OL8 and OL9) as part of our Greater Manchester work. Side returns suit the Victorian and Edwardian terraces found across parts of Greater Manchester, where the kitchen sits in a narrow back addition.
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 side return extension cost in Failsworth?
For Failsworth we work from the North West England rate: £2,160–£3,570 per square metre of new floor, including VAT, standard specification. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £26,000–£43,000 |
| 2.5 m wide × 7 m deep (17.5 m²) | £38,000–£62,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a side return extension in Failsworth?
Whether your side return extension in Failsworth needs a planning application depends on its size, your house and any local restrictions.
In England the side part of a side return or wraparound must meet the side-extension rules (one storey, under 4 metres high, no more than half the width of the original house), and those rights do not apply on designated land. Because a wraparound combines a side and a rear extension, many need householder planning permission.
Because rear extensions often sit on or near the boundary, the Party Wall etc. Act 1996 usually applies in England. Notices go out one or two months before work depending on the type of work, and a surveyor's award is only needed if a neighbour does not consent.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Failsworth like to extend?
Failsworth has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a side return extension in Failsworth comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Side return extensions near Failsworth
We also build side return extensions in nearby Hollinwood (1.6 miles) and Droylsden (1.9 miles).
- Side return extension in Hollinwood
- Side return extension in Droylsden
- Side return extension in Blackley
- Side return extension in Chadderton
- Side return extension in Ashton-under-Lyne
Other work in Failsworth:
FAQ
Side return extension questions in Failsworth
Is the site visit in Failsworth free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Do I need my neighbour's permission?
Not their permission, but in England and Wales you must serve party wall notices, and a neighbour can consent in writing or ask for a surveyor's award.
Do I need planning permission for a rear extension in Failsworth?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.