Dunstable, Bedfordshire
Two-storey rear extension in Dunstable
We plan and build two-storey rear extensions for homeowners in Dunstable. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
Dunstable and its postcode districts LU6 are part of our Bedfordshire coverage. In Bedfordshire we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
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 Dunstable?
In Dunstable, our guide for a two-storey rear extension is £1,910–£2,860 per square metre including VAT for a standard specification. 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Dunstable?
The planning route for a two-storey rear extension in Dunstable is set by England's householder rules and your council.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Dunstable like to extend?
Post-war semis and newer estates are typical of Dunstable, and many have room for a full-width extension. Shrinkable clay is common in the East of England, so foundations near trees and hedges are designed to NHBC-style depth guidance.
How a two-storey rear extension in Dunstable comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Two-storey rear extensions near Dunstable
Neighbouring places we cover include Luton (4.5 miles) and Leighton Buzzard (6.2 miles).
- Two-storey rear extension in Luton
- Two-storey rear extension in Leighton Buzzard
- Two-storey rear extension in Flitwick
- Two-storey rear extension in Harpenden
- Two-storey rear extension in Tring
Other work in Dunstable:
FAQ
Two-storey rear extension questions in Dunstable
Can you match the brick or stone on my Dunstable house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
What postcode areas do you cover around Dunstable?
Including LU6, and the surrounding Bedfordshire area.
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.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
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.