Bramhall, Greater Manchester
Two-storey rear extension in Bramhall
Thinking about a two-storey rear extension in Bramhall? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Bramhall is covered from our Greater Manchester round, including SK3, SK7 and SK8. Two-storey rear extensions suit semi-detached houses in Bramhall 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 Bramhall?
Guide prices for a two-storey rear extension in Bramhall start from our North West England rate of £1,690–£2,540 per square metre, including VAT. 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 |
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 Bramhall?
Planning for a two-storey rear extension in Bramhall 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 Bramhall like to extend?
Stone and brick terraces are common around Bramhall. 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 Bramhall comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Bramhall
Neighbouring places we cover include Cheadle Hulme (1.6 miles) and Poynton (2.1 miles).
- Two-storey rear extension in Cheadle Hulme
- Two-storey rear extension in Poynton
- Two-storey rear extension in Hazel Grove
- Two-storey rear extension in Wilmslow
- Two-storey rear extension in Stockport
Other work in Bramhall:
FAQ
Two-storey rear extension questions in Bramhall
Do you handle building control in Bramhall?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Do I need planning permission for a rear extension in Bramhall?
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.
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.
How long does a rear extension take to build in Bramhall?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
How much does a two-storey rear extension cost in Bramhall?
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.