Part single, part two-storey extensions in Greater Manchester

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
Approval route: It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.
Site visits: Free, no obligation

What a part single, part two-storey extension involves

A part single, part two-storey extension is an extension where the ground floor is wider or deeper than the floor above, so only part of it rises to two storeys. It usually gives a large kitchen or living area with roof lights below and one bedroom or bathroom above. It is often a good way to add space while limiting the effect on neighbours.

Towns in Greater Manchester include Manchester (M1), Oldham (OL1), Wigan (WN1), Bolton (BL1), Stockport (SK1) and Salford (M5). If yours isn't listed, we still cover it.

Guide price in North West England

Our guide for North West England is £1,900–£2,610 per m² including VAT. On a project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total), that puts a part single, part two-storey extension in Greater Manchester at roughly £68,500–£94,000. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	Typical project
Essential	£1,750–£2,400 per m²	£63,000–£86,500
Standard	£1,900–£2,610 per m²	£68,500–£94,000
Premium	£2,280–£3,130 per m²	£82,000–£113,000

Rules in England

In England, the extension can only be permitted development if it goes no more than 3 m beyond the original rear wall and stays at least 7 m from the rear boundary, with matching materials and roof pitch. We check the whole design against the rules, including the 50% garden coverage limit. If any part fails, or extends beyond a side wall on two floors, you need planning permission, costing £548 (or £575 for applications made from 8 December 2026).

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

The roof junction

Where the single-storey roof meets the two-storey wall you need a sound weathering detail, usually a lead or similar flashing, and enough height for roof lights or a lantern. We set the roof falls and the upstairs window sill heights together so they do not clash.

Light into the kitchen

The single-storey part is the place for roof lights or a lantern, which bring daylight deep into the plan. In England, glazing is normally limited to 25% of the new floor area plus any windows removed, unless calculations show the house still performs, so we plan the balance early.

How we work in Greater Manchester

Start at your house
We come to your home in Greater Manchester, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
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.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Towns we cover in Greater Manchester

Part single, part two-storey extensions in Greater Manchester: questions

How much does a part single, part two-storey extension cost in Greater Manchester?

In North West England our guide is £1,900–£2,610 per m² including VAT, so about £68,500–£94,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). Essential and Premium specs move that by roughly 8% down or 20% up.

Can I add roof lights to the single-storey part?

Yes. Roof lights or a lantern over the single-storey part are one of the main reasons to choose this design, as they light the middle of a deep kitchen. In England they count towards the Part L glazing allowance, normally 25% of the new floor area plus windows removed, so we balance them with the rear doors.

Which side should the two-storey part go on?

Usually the side furthest from the nearest neighbour's windows, so the single-storey part sits nearest them and keeps their light. Other factors are where the stairs land upstairs, which room needs the extra space and where drains run. We sketch options at the design stage and explain which is most likely to be approved.

Can the single-storey part be deeper than the two-storey part?

With planning permission, yes, and that is often the point of the design: the ground floor projects further into the garden while the first floor stays back from neighbours. Under permitted development, the depth limits for extensions of more than one storey can apply to the whole extension, so we confirm which route applies before drawings are finalised.

Will I need planning permission in Greater Manchester?

Greater Manchester is in England. It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.

Neighbouring areas

All extension services in Greater Manchester · About part single, part two-storey extensions