Lees, Greater Manchester
Side return extension in Lees
We plan and build side return extensions for homeowners in Lees. Infilling the narrow passage beside a Victorian or Edwardian back addition. Start with a free site visit, then a written price once the design is agreed.
Lees is covered from our Greater Manchester round, including OL1, OL4 and OL8. Side return projects in Lees usually start with a drainage survey of the side passage.
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 Lees?
In Lees, our guide for a side return extension is £2,160–£3,570 per square metre including VAT for a 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 |
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 side return extension in Lees?
The planning route for a side return extension in Lees is set by England's householder rules and your council.
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 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 side return extension in Lees comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Side return extensions near Lees
Neighbouring places we cover include Oldham (1.9 miles) and Royton (2.8 miles).
- Side return extension in Oldham
- Side return extension in Royton
- Side return extension in Chadderton
- Side return extension in Uppermill
- Side return extension in Hollinwood
Other work in Lees:
FAQ
Side return extension questions in Lees
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.
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 combine a side return with a rear extension?
Yes; that is a wraparound extension, and it gives the biggest open-plan room a terrace can have.
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.
What postcode areas do you cover around Lees?
Including OL1, OL4 and OL8, and the surrounding Greater Manchester area.
Do I need planning permission for a rear extension in Lees?
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.