Lymm, Cheshire
Two-storey rear extension in Lymm
Two-storey rear extension in Lymm: 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.
We cover Lymm (WA13) as part of our Cheshire work. Two-storey rear extensions suit semi-detached houses in Lymm 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 Lymm?
For Lymm we work from the North West England rate: £1,690–£2,540 per square metre of new floor, including VAT, standard specification. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,000–£76,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £81,000–£122,000 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Lymm?
The planning route for a two-storey rear extension in Lymm is set by England's householder rules and your council.
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. 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 Lymm like to extend?
Lymm has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a two-storey rear extension in Lymm 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.
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 Lymm
Close by, we work in Warrington, about 4.3 miles away, and Irlam, about 4.8 miles away.
- Two-storey rear extension in Warrington
- Two-storey rear extension in Irlam
- Two-storey rear extension in Altrincham
- Two-storey rear extension in Hale
- Two-storey rear extension in Timperley
Other work in Lymm:
FAQ
Two-storey rear extension questions in Lymm
Is the site visit in Lymm free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do you handle building control in Lymm?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
Do I need planning permission for a rear extension in Lymm?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
What postcode areas do you cover around Lymm?
Including WA13, and the surrounding Cheshire area.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.