Saltash, Cornwall
Two-storey rear extension in Saltash
Two-storey rear extension in Saltash: 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.
Saltash sits in Cornwall, with postcode districts including PL12. Two-storey rear extensions suit semi-detached houses in Saltash 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 Saltash?
A two-storey rear extension in Saltash is priced at £1,870–£2,810 per square metre including VAT as a guide, before kitchen fit-out and fees. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £56,000–£84,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £90,000–£135,000 |
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 Saltash?
Whether your two-storey rear extension in Saltash needs a planning application depends on its size, your house and any local restrictions.
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 Saltash like to extend?
Saltash has Victorian terraces nearer the centre and post-war semis on the edges. Sloping gardens are frequent, which affects floor levels and steps down to the patio.
How a two-storey rear extension in Saltash 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.
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 Saltash
Close by, we work in Plymouth, about 4.5 miles away, and Plymstock, about 6.9 miles away.
- Two-storey rear extension in Plymouth
- Two-storey rear extension in Plymstock
- Two-storey rear extension in Tavistock
- Two-storey rear extension in Ivybridge
- Two-storey rear extension in Bodmin
Other work in Saltash:
FAQ
Two-storey rear extension questions in Saltash
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.
How much does a two-storey rear extension cost in Saltash?
As a guide, £1,870–£2,810 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £56,000–£84,000 at that rate. Your written price follows the survey.
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 you match the brick or stone on my Saltash house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
Do you handle building control in Saltash?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.