Runcorn, Cheshire
Two-storey rear extension in Runcorn
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Runcorn and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Runcorn (WA7 and WA8) as part of our Cheshire work. In Cheshire 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 Runcorn?
A two-storey rear extension in Runcorn is priced at £1,690–£2,540 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 Runcorn?
Planning for a two-storey rear extension in Runcorn 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. 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 Runcorn like to extend?
Stone and brick terraces are common around Runcorn. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a two-storey rear extension in Runcorn 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Runcorn
Neighbouring places we cover include Widnes (1.4 miles) and Halewood (4.3 miles).
- Two-storey rear extension in Widnes
- Two-storey rear extension in Halewood
- Two-storey rear extension in Speke
- Two-storey rear extension in Great Sankey
- Two-storey rear extension in Rainhill
Other work in Runcorn:
FAQ
Two-storey rear extension questions in Runcorn
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.
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.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
Do you handle building control in Runcorn?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How much does a two-storey rear extension cost in Runcorn?
As a guide, £1,690–£2,540 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £51,000–£76,000 at that rate. Your written price follows the survey.
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.