Part single, part two-storey extensions in Ince-in-Makerfield
Adding a part single, part two-storey extension in Ince-in-Makerfield gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
Before you start in Ince-in-Makerfield, here's what applies.
- Postcode districts
- WN3
- County / area
- Greater Manchester, England
- Price region
- North West England
- Guide price
- £68,500–£94,000 (£1,900–£2,610 per m²)
- 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.
- Nearest towns
- Wigan (1.1 miles), Hindley (1.4 miles), Abram (2 miles)
- Distance to Manchester
- about 16 miles
- First visit
- Free, no obligation
About a part single, part two-storey extension
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.
We cover Ince-in-Makerfield (WN3) and the places around it, including Wigan (1.1 miles), Hindley (1.4 miles) and Abram.
What it costs in Ince-in-Makerfield
In North West England, which includes Ince-in-Makerfield, we'd expect a part single, part two-storey extension to cost around £68,500–£94,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total), or £1,900–£2,610 per m² including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.
| Spec | Per m² | A 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) |
|---|---|---|
| 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 |
Planning and building regulations in Ince-in-Makerfield
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.
Design points for Ince-in-Makerfield homes
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.
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.
How we'd run your project
Visit and first ideas
One of our team visits your house in Ince-in-Makerfield, checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Ince-in-Makerfield 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.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about part single, part two-storey extensions in Ince-in-Makerfield
Do I need planning permission for a part single, part two-storey extension in Ince-in-Makerfield?
Ince-in-Makerfield is in England, so England planning rules apply. 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. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
Who handles building regulations for a project in Ince-in-Makerfield?
We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
How much does a part single, part two-storey extension cost in Ince-in-Makerfield?
Our guide for North West England, which covers Ince-in-Makerfield, is £1,900–£2,610 per m² including VAT. A typical project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) comes to about £68,500–£94,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
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.
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.
Nearby
Nearby towns we cover for part single, part two-storey extensions:
Other extensions in Ince-in-Makerfield
- Rear
- Side
- Wraparound
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Ince-in-Makerfield · Part single, part two-storey extensions across Greater Manchester
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