Henlow, Bedfordshire
Two-storey rear extension in Henlow
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Henlow and the surrounding area, with one contract from the first survey to building control sign-off.
Henlow is covered from our Bedfordshire round, including SG16. 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 Henlow?
Guide prices for a two-storey rear extension in Henlow start from our East of England rate of £1,910–£2,860 per square metre, including VAT. 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Henlow?
Planning for a two-storey rear extension in Henlow follows the English householder rules.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Henlow like to extend?
Henlow 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 Henlow 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Henlow
From Henlow, the nearest places we also cover are Biggleswade (4.0 miles) and Letchworth Garden City (4.3 miles).
- Two-storey rear extension in Biggleswade
- Two-storey rear extension in Letchworth Garden City
- Two-storey rear extension in Baldock
- Two-storey rear extension in Hitchin
- Two-storey rear extension in Sandy
Other work in Henlow:
FAQ
Two-storey rear extension questions in Henlow
Do you handle building control in Henlow?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
Can you match the brick or stone on my Henlow house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Is the site visit in Henlow free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.