House Extensions

House Extensions
Manchester and Greater Manchester

Renovat Construction designs and builds house extensions across Greater Manchester. Single storey rear extensions, double storey extensions, side returns, wraparound and kitchen extensions. In 25 years building extensions across the region's Victorian terraces, Edwardian semis and 1930s housing we have managed every planning authority, soil condition and structural challenge Greater Manchester produces. Planning, Building Regulations and full construction handled under one contract.

Which Type of House Extension Suits Your Greater Manchester Property?

The extension type that works for your property is determined by its footprint, its plot, its planning constraints and what you need the extra space to do. Getting this right before design work begins saves abortive cost and avoids planning applications that cannot succeed. In 25 years building extensions across Greater Manchester we have worked with every property type the region produces. Here is what works for each.

Victorian and Edwardian terraced houses in Chorlton, Didsbury, Levenshulme, Withington, Fallowfield, Salford and Eccles are the most common property type requesting extensions in Greater Manchester. These properties typically have a narrow rear garden, a rear outrigger at the back of the house, and in many cases a narrow side passage between the house and the boundary. The two most effective extension types for this property type are the single storey rear extension, which extends beyond the rear outrigger to create a larger ground floor footprint, and the side return extension, which fills the side passage to widen the kitchen. Both can be combined into a wraparound extension for maximum impact. Most Victorian terrace extensions fall within Permitted Development rights and do not require planning permission, though Conservation Area designations across parts of Chorlton, Didsbury and other south Manchester areas require careful checking before assuming this.

Semi-detached properties from the 1930s and 1950s in Trafford, Sale, Altrincham, Stockport, Cheadle, Prestwich and Bolton typically have more generous rear gardens and in many cases side space. These properties have ground floor footprints that lend themselves well to larger single storey rear extensions and double storey side extensions. A double storey side extension on a 1930s semi can add a ground floor reception room and an additional first floor bedroom above, with the cost per square metre being significantly lower than two separate single storey extensions would achieve. Trafford Council applies stricter design standards in its southern wards on materials and proportions for double storey extensions, which we account for in every application submitted to that authority.

Detached properties in Altrincham, Hale, Bowdon, Bramhall and the more affluent parts of Stockport often have the most flexibility in terms of footprint and garden area, but face the most scrutiny from planning officers on design quality and materials. These properties reward investment in thoughtful design rather than generic box extensions. Brick matching, roof pitch, fenestration proportion and relationship to the existing building character all feature in planning assessments in these areas.

Types of House Extension We Build

Do You Need Planning Permission for a House Extension in Greater Manchester?

Whether planning permission is required depends on the size and type of extension, the property type, and the specific location. This is the most important question to answer correctly before any design work is commissioned. Starting an extension without checking the planning position is a risk that creates serious legal complications and can force expensive retrospective applications or even demolition orders.

Extensions Covered by Permitted Development

• Single storey rear extensions up to 4 metres for detached houses or 3 metres for semi-detached and terraced properties, measured from the original rear wall of the house
• Under the Larger Home Extension prior approval scheme, these limits increase to 8 metres for detached and 6 metres for other house types, subject to neighbour consultation
• Single storey side extensions up to half the width of the original house
• Maximum height of 4 metres for any single storey extension
• Double storey rear extensions up to 3 metres from the rear wall, at least 7 metres from the rear boundary, under 3 metres to the eaves

When Planning Permission Is Required

• Extensions that exceed Permitted Development size limits
• Any extension to a flat or maisonette — these have no Permitted Development rights for extensions
• Properties in Conservation Areas where even single storey rear extensions visible from the street require permission — applicable to many streets in Heaton Moor, Didsbury Village, parts of Chorlton, Altrincham Conservation Area and others across Greater Manchester
• Listed buildings, where Listed Building Consent is additionally required for any works
• Any extension that would cover more than 50 percent of the curtilage of the house with buildings
• Double storey side extensions, which fall outside Permitted Development regardless of size
• Properties where Permitted Development rights have been removed by an Article 4 direction or a planning condition on a previous permission

Even where Permitted Development applies, we recommend applying for a Lawful Development Certificate before construction begins. This costs around £206 and takes approximately 8 weeks. It provides formal written confirmation from the council that the extension is lawful. Solicitors acting on property sales across Greater Manchester routinely request this documentation when extensions are visible. Without it, sales can be delayed or threatened at point of completion. We handle the LDC application alongside the build programme. For full guidance on planning applications across all ten Greater Manchester councils, see our planning permission service.

How Greater Manchester's Planning Authorities Assess Extension Applications

Each of Greater Manchester's ten planning authorities has its own Local Plan, its own design supplementary planning documents, and its own culture around how extensions are assessed. What sails through one authority can be questioned by another. Understanding these differences before submitting an application saves weeks.

Manchester City Council is generally pragmatic about extensions in the residential areas of its inner south Manchester wards. Officers focus on whether proposals are proportionate to the host building and respect the rhythm of the street rather than applying rigid formulaic standards. Extensions in brick matching the existing house and with appropriate window proportions are routinely approved. Trafford Council applies stricter standards in its southern wards, where design quality, materials specification and relationship to neighbouring properties are scrutinised in detail. Contrasting cladding materials and flat roofs in prominent positions are more likely to be questioned in Trafford than in Manchester City.

Stockport Council has its own supplementary planning guidance on extensions that specifies setback distances from boundaries and eaves heights that can be stricter than national guidance. Applications in Stockport that meet the letter of national Permitted Development rules but conflict with local guidance can face difficulties. We understand Stockport's local guidance and design extensions to comply with it from the outset.

Building Regulations Every House Extension Must Meet

All house extensions require Building Regulations approval regardless of whether planning permission is needed. This is not optional and an extension without a Building Regulations completion certificate is a serious problem at point of sale. Mortgage lenders and solicitors require this documentation. We handle the Building Regulations application and arrange all required inspections as a standard part of every extension project.

Foundations

Foundation type and depth are determined by the ground conditions on your specific plot. Greater Manchester's geology varies from the glacial clays of south Manchester, which are prone to seasonal movement, to the sandstone geology of parts of Stockport and Bramhall. Clay soils require deeper foundations than stable ground to reach below the zone of seasonal moisture change, particularly where large trees are present nearby. Building Control inspects foundations before concrete is poured and before any further work proceeds.

Structure, Thermal Performance and Fire Safety

External walls, roofs and floors must meet current Part L insulation standards. For single storey flat roof extensions, the roof build-up must achieve the required U-value, which typically means 150mm or more of rigid insulation above or between the joists. For pitched roofs, insulation between and below the rafters with a ventilation gap maintained. All glazing including bi-fold doors, sliding doors and rooflights must meet current thermal performance standards. Where the extension creates a new opening into the existing house, fire safety implications are assessed and smoke alarms upgraded as required.

Party Wall Act

The Party Wall etc. Act 1996 applies to extensions that involve building on or near a shared boundary with neighbouring properties, cutting into a party wall for beam bearings, or excavating foundations within 3 metres of a neighbouring building. Formal notice must be served on affected neighbours before work begins. Neighbours can consent or appoint a surveyor to prepare a Party Wall Award documenting the work and any protective measures required. We advise on Party Wall Act obligations for every project and can recommend experienced party wall surveyors where needed.

The House Extension Build Process

Areas We Cover for House Extensions

We build house extensions across all of Greater Manchester. Our strongest experience is in the Victorian and Edwardian terraced housing of south Manchester, where side return and wraparound extensions are the predominant type, and in the 1930s semi-detached housing of Trafford, Stockport, Sale and Altrincham, where double storey side and rear extensions are most common. We work to the same standard across all Greater Manchester boroughs regardless of location.