Lees, Greater Manchester
Single-storey rear extension in Lees
Ground-floor space across the back of the house, usually for a kitchen, dining or family room. If you live in Lees and want to know what a single-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Lees and its postcode districts OL1, OL4 and OL8 are part of our Greater Manchester coverage. A depth of 3 to 4 metres keeps many single-storey rear extensions in Lees within permitted development, subject to the house's planning history.
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 Lees?
A single-storey 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 |
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 Lees?
The planning route for a single-storey rear extension in Lees is set by England's householder rules and your council.
English permitted development (Class A) allows a single-storey rear extension of 3 metres on a terraced or semi-detached house and 4 metres on a detached one, measured from the original house, with a maximum height of 4 metres and eaves of no more than 3 metres 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 Lees like to extend?
Lees 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 single-storey rear extension in Lees 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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.
Single-storey rear extensions near Lees
Close by, we work in Oldham, about 1.9 miles away, and Royton, about 2.8 miles away.
- Single-storey rear extension in Oldham
- Single-storey rear extension in Royton
- Single-storey rear extension in Chadderton
- Single-storey rear extension in Uppermill
- Single-storey rear extension in Hollinwood
Other work in Lees:
FAQ
Single-storey rear extension questions in Lees
Can you match the brick or stone on my Lees house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much does a single-storey 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.
Can I stay in the house during the build?
Usually yes. The noisiest, dustiest stage, removing the back wall, is kept to the final weeks and screened off. Most families set up a temporary kitchen elsewhere in the house.
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.
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.
Do you handle building control in Lees?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.