Design and build two-storey extensions in Greater Manchester
Looking for help with a design and build project in Greater Manchester? Here's what's involved, the rules in England and what it typically costs.
Greater Manchester at a glance
- Nation
- England
- Price region
- North West England
- Postcode areas
- BL, M, OL, SK, WA, WN
- Towns covered
- 67 listed below, plus surrounding villages
- Site visits
- Free, no obligation
What a design and build project involves
This service suits you if you want one team accountable from the first visit to the completion certificate. We manage the design, approvals and build, and the work is carried out by vetted teams working under S&K. Because the same team designs and builds, costs are checked as the design develops. Every project starts with a free site visit.
Across Greater Manchester we cover Manchester (M1), Oldham (OL1), Wigan (WN1), Bolton (BL1), Stockport (SK1) and Salford (M5), plus the smaller places around them.
Fees
The design stage is priced in writing before it starts, and the build is a fixed price in writing once the design is agreed.
Rules in England
In England, design and build covers the permitted development check or planning application (£548 (or £575 for applications made from 8 December 2026)), building regulations approval from council building control or a registered approver, Party Wall Act notices where needed, and the Building Safety Act dutyholder roles. We programme them so they overlap where possible.
Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.
Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.
The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.
Getting the design right
Responsibility for the rules
In England, where more than one contractor is involved, a principal designer and principal contractor must be appointed. On design and build projects we take on these duties, so you are not left holding responsibilities you may not know you had.
Cost checking as you design
Because the people drawing the extension also build it, each design option comes with a guide cost. That avoids the common problem of an approved design that turns out to be too expensive once builders price it.
How we work in Greater Manchester
Understand the brief
At your home in Greater Manchester we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Get it approved
Once you're happy with the design we submit it to the council for Greater Manchester and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Towns we cover in Greater Manchester
- Manchester
- Oldham
- Wigan
- Bolton
- Stockport
- Salford
- Rochdale
- Sale
- Bury
- Altrincham
- Middleton
- Ashton-under-Lyne
- Leigh
- Stretford
- Urmston
- Chadderton
- Eccles
- Tyldesley
- Hyde
- Walkden
- Prestwich
- Radcliffe
- Cheadle Hulme
- Heywood
- Denton
- Stalybridge
- Ashton-in-Makerfield
- Westhoughton
- Farnworth
- Saddleworth
- Hindley
- Droylsden
- Whitefield
- Swinton
- Royton
- Atherton
- Old Trafford
- Dukinfield
- Failsworth
- Hazel Grove
- Irlam
- Horwich
- Manchester City Centre
- Bramhall
- Ramsbottom
- Bredbury
- Hale (Greater Manchester)
- Longsight
- Didsbury
- Fallowfield
- Littleborough
- Burnage
- Little Hulton
- Marple
- Cheetham Hill
- Lees
- Hollinwood
- Crumpsall
- Timperley
- Uppermill
- Ince-in-Makerfield
- Blackley
- Kearsley
- Little Lever
- Abram
- Mossley
- Hale Barns
Design and build two-storey extensions in Greater Manchester: questions
Do I have to use you for the build if I pay for the design stage?
No. The design stage is priced separately, so you can take the approved drawings to other builders if you choose. Most people who use design and build carry on to the build, because the design has been costed as it developed.
Who builds my extension?
Your extension is built by vetted teams working under S&K, with the project managed by us from design to completion. You have one point of contact throughout, and the same team that prepared the design is responsible for the build.
What is the difference between design and build and using an architect?
With an architect, you appoint them for the design and approvals, then find and manage a builder separately. With design and build, one team does both, so cost, buildability and approvals are considered together and there is one point of contact. Some people still prefer to hire an architect separately.
Neighbouring areas
- Design and build two-storey extensions in Cheshire
- Design and build two-storey extensions in Lancashire
- Design and build two-storey extensions in Merseyside
- Design and build two-storey extensions in West Yorkshire
All extension services in Greater Manchester · About design and build two-storey extensions
Ready to see what a second storey could do for your home?
Book a free site visit. We'll look at your house, talk through options and explain the approvals you'd need, then price the design stage in writing.