Biggleswade, Bedfordshire
Two-storey rear extension in Biggleswade
Two-storey rear extension in Biggleswade: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Biggleswade sits in Bedfordshire, with postcode districts including SG18. Two-storey rear extensions suit semi-detached houses in Biggleswade best, where the extra bedroom matters as much as the bigger kitchen.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Biggleswade?
A two-storey rear extension in Biggleswade is priced at £1,910–£2,860 per square metre including VAT as a guide, before kitchen fit-out and fees. East of England prices run slightly above our West Midlands baseline; clay soils near trees are the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £57,000–£86,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £91,500–£137,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Biggleswade?
Planning for a two-storey rear extension in Biggleswade follows the English householder rules.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Biggleswade like to extend?
Biggleswade mixes Victorian terraces with 1930s semis, so both side returns and full-width kitchen extensions suit houses here.
How a two-storey rear extension in Biggleswade comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Biggleswade
Neighbouring places we cover include Sandy (3.1 miles) and Henlow (4.0 miles).
- Two-storey rear extension in Sandy
- Two-storey rear extension in Henlow
- Two-storey rear extension in Baldock
- Two-storey rear extension in Letchworth Garden City
- Two-storey rear extension in St Neots
Other work in Biggleswade:
FAQ
Two-storey rear extension questions in Biggleswade
How much does a two-storey rear extension cost in Biggleswade?
As a guide, £1,910–£2,860 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £57,000–£86,000 at that rate. Your written price follows the survey.
Is the site visit in Biggleswade free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Do you handle building control in Biggleswade?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.