Two-storey wraparound extensions in Eccles

Quick reference for homeowners in Eccles.

Postcode districts: M17 and M30
County / area: Greater Manchester, England
Price region: North West England
Guide price: £114,500–£157,000 (£2,040–£2,800 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Swinton (1.3 miles), Salford (1.8 miles), Stretford (2.4 miles)
Distance to Manchester: about 3.9 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.

We cover postcode districts M17 and M30 in and around Eccles, along with neighbouring Swinton, Salford and Stretford.

What it costs in Eccles

Expect a two-storey wraparound extension in Eccles to land somewhere around £114,500–£157,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Our North West England guide rate is £2,040–£2,800 per m², including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,880–£2,580 per m²	£105,000–£144,500
Standard	£2,040–£2,800 per m²	£114,500–£157,000
Premium	£2,450–£3,360 per m²	£137,500–£188,500

Planning and building regulations in Eccles

In England, a two-storey wraparound extension needs householder planning permission, because any extension beyond a side wall must be single storey to be permitted development. The application costs £548 (or £575 for applications made from 8 December 2026). Councils weigh the side part against the street scene and the rear part against neighbours' light and outlook, and should decide within 8 weeks of validation.

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 Eccles homes

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

How we'd run your project

Free site visit
We visit your home in Eccles, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Questions about two-storey wraparound extensions in Eccles

How much does a two-storey wraparound extension cost in Eccles?

Our guide for North West England, which covers Eccles, is £2,040–£2,800 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £114,500–£157,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Which postcodes do you cover around Eccles?

We cover Eccles (M17 and M30) and nearby places including Swinton, Salford and Stretford, plus the rest of Greater Manchester. The first site visit is free.

Do I need planning permission for a two-storey wraparound extension in Eccles?

Eccles is in England, so England planning rules apply. Planning permission is needed: the side part takes it outside permitted development in England. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Is a wraparound extension better than separate side and rear extensions?

Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

Nearby

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Book a free site visit in Eccles and we'll tell you what's possible, what approvals you need and what the design stage would cost.