What is a garden annexe?
A garden annexe is a single-storey building in the garden with its own living space, bathroom and often a kitchenette, used by relatives, older children or guests. Unlike a garden room, it is built as habitable accommodation with foundations, insulation and services.
How much does a garden annexe cost in Royton?
In Royton, a garden annexe typically costs £1,700–£2,650 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £59,500–£93,000. The guide for Royton reflects typical costs in the North West, roughly 6% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £41,000–£63,500 |
| Typical project (35 m²) | £59,500–£93,000 |
| Larger project (49 m²) | £83,500–£130,000 |
| Rate per m² | £1,700–£2,650 |
Your quote will depend mainly on:
- Access for materials
- Heating type
- Drainage connection distance
- Cladding and finishes
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a garden annexe in Royton?
The approval route for Royton is set by planning law in England. In England an annexe used as living accommodation usually needs planning permission. Outbuildings built under permitted development must be incidental to the house, such as a gym or office, not a bedroom.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
Handled as part of most garden annexes:
- External cladding or brickwork
- Building control sign-off
- Foundations and drainage connections
- Planning drawings and application
- Glazed doors and windows
- Insulated walls and roof
How long does it take?
The build itself usually takes 10 to 16 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Royton
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
Royton sits in Greater Manchester, about 8 miles north-east of Manchester. We cover the whole of Royton, including postcodes OL2.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about garden annexes in Royton
How much does a garden annexe cost in Royton?
In Royton, a garden annexe typically costs £1,700–£2,650 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £59,500–£93,000. Your fixed price depends on the survey and drawings.
Does a garden annexe need planning permission?
Usually yes if it is used as living accommodation. Outbuildings under permitted development must be incidental to the house, such as a gym or office, not bedrooms.
Does it need building regulations?
Yes, as it contains sleeping accommodation and services.
How long does a garden annexe take in Royton?
Typically 10 to 16 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.