Irlam, Greater Manchester
Single-storey rear extension in Irlam
We plan and build single-storey rear extensions for homeowners in Irlam. Ground-floor space across the back of the house, usually for a kitchen, dining or family room. Start with a free site visit, then a written price once the design is agreed.
Irlam sits in Greater Manchester, with postcode districts including M44. On stone and brick terraces like those around Irlam, a single-storey rear extension is usually the simplest way to fix a small back kitchen without touching the bedrooms.
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 single-storey rear extension cost in Irlam?
In Irlam, our guide for a single-storey rear extension is £1,790–£2,910 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 |
|---|---|
| 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 |
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 single-storey rear extension in Irlam?
Here is how the rules in England apply to a single-storey rear extension in Irlam.
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.
If 3 or 4 metres is not enough, England's prior approval route allows 6 metres on a terraced or semi-detached house and 8 metres on a detached house for a single-storey rear extension. Neighbours are consulted, the council decides within 42 days, and the fee is £249, rising to £310 from 8 December 2026.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Irlam like to extend?
Stone and brick terraces are common around Irlam. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a single-storey rear extension in Irlam 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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.
Single-storey rear extensions near Irlam
We also build single-storey rear extensions in nearby Urmston (2.9 miles) and Sale (4.2 miles).
- Single-storey rear extension in Urmston
- Single-storey rear extension in Sale
- Single-storey rear extension in Stretford
- Single-storey rear extension in Eccles
- Single-storey rear extension in Timperley
Other work in Irlam:
FAQ
Single-storey rear extension questions in Irlam
How long does a rear extension take to build in Irlam?
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 you match the brick or stone on my Irlam house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Does it add value to the house?
Nationwide's October 2025 house price research found that a 10% increase in floor area is linked to about 5% higher value on average. It is a guide, not a promise; local agents can tell you what extended homes on your street sell for.
Do you handle building control in Irlam?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How much does a single-storey rear extension cost in Irlam?
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.
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.