Harwich, Essex
Two-storey rear extension in Harwich
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Harwich 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.
Harwich sits in Essex, with postcode districts including CO12. In Harwich, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Harwich?
In Harwich, 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 Harwich?
The planning route for a two-storey rear extension in Harwich 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. 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 Harwich like to extend?
Post-war semis and newer estates are typical of Harwich, 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 Harwich 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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 Harwich
Neighbouring places we cover include Felixstowe (3.2 miles) and Walton-on-the-Naze (6.5 miles).
- Two-storey rear extension in Felixstowe
- Two-storey rear extension in Walton-on-the-Naze
- Two-storey rear extension in Frinton-on-Sea
- Two-storey rear extension in Kesgrave
- Two-storey rear extension in Ipswich
Other work in Harwich:
FAQ
Two-storey rear extension questions in Harwich
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 Harwich?
As a guide, £1,910–£2,860 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £57,000–£86,000 at that rate. Your written price follows the survey.
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.
How long does a rear extension take to build in Harwich?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do I need planning permission for a rear extension in Harwich?
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.
Do you handle building control in Harwich?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.