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 Whitefield?
In Whitefield, 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. Building costs in the North West run about 6% below the UK average, and the figures for Whitefield are adjusted to reflect that. 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 |
The biggest cost drivers are:
- Heating type
- Drainage connection distance
- Access for materials
- Kitchen and bathroom
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a garden annexe in Whitefield?
Here is how the rules work for a garden annexe 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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
From survey to sign-off, the job normally involves:
- Electrics and heating
- External cladding or brickwork
- Insulated walls and roof
- Kitchenette and shower room
- Foundations and drainage connections
- Building control sign-off
How long does it take?
The build itself usually takes 10 to 16 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Whitefield
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
From M45 outwards, we take on projects throughout Whitefield and the surrounding parts of Greater Manchester.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about garden annexes in Whitefield
How much does a garden annexe cost in Whitefield?
In Whitefield, 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.
Will council tax apply?
Annexes can be banded separately, though discounts or exemptions apply in some cases when occupied by family. Check with your council.
Can it be accessible?
Yes. Level access, wider doors and a wet room can be designed in.
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.
Do you build garden annexes in Whitefield?
Yes. We build garden annexes across Whitefield, including postcodes M45. Every project starts with a free home visit.