Royton, Greater Manchester
Wraparound extension in Royton
For homes in Royton, a wraparound extension is often the simplest way to gain space without moving. An L-shaped extension that fills the side return and runs across the back. We take it from survey to completion certificate.
Royton and its postcode districts OL1, OL2 and OL9 are part of our Greater Manchester coverage. In Royton we usually draw the wraparound and a simpler rear-only option side by side, so the planning risk and cost difference are clear.
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 wraparound extension cost in Royton?
A wraparound extension in Royton is priced at £2,070–£3,380 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 |
|---|---|
| L-shaped, about 22 m² of new floor | £45,500–£74,500 |
| L-shaped, about 30 m² of new floor | £62,000–£101,500 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a wraparound extension in Royton?
Planning for a wraparound extension in Royton follows the English householder rules.
Side return infills and the side leg of a wraparound are treated as side extensions in England: single-storey, no more than 4 metres high and no wider than half the original house. They are not permitted development in conservation areas, National Parks or National Landscapes, and a joined wraparound often needs a planning application because the side and rear rules apply together.
The Party Wall etc. Act 1996 applies in England: you serve notice two months before work to a shared wall, and one month before digging foundations within 3 metres (or 6 metres for deeper foundations) of a neighbour's building. Neighbours can agree in writing; if they dissent, surveyors agree an award.
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 Royton like to extend?
Stone and brick terraces are common around Royton. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a wraparound extension in Royton 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.
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.
Wraparound extensions near Royton
Neighbouring places we cover include Chadderton (1.6 miles) and Oldham (1.7 miles).
- Wraparound extension in Chadderton
- Wraparound extension in Oldham
- Wraparound extension in Lees
- Wraparound extension in Middleton
- Wraparound extension in Hollinwood
Other work in Royton:
FAQ
Wraparound extension questions in Royton
Is the site visit in Royton free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
What postcode areas do you cover around Royton?
Including OL1, OL2 and OL9, and the surrounding Greater Manchester area.
Is it worth it over a side return alone?
If you want a dining table and a sofa as well as the kitchen, usually yes.
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 Royton?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
How much does a wraparound extension cost in Royton?
As a guide, £2,070–£3,380 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £45,500–£74,500 at that rate. Your written price follows the survey.