Dukinfield, Greater Manchester
Two-storey rear extension in Dukinfield
Two-storey rear extension in Dukinfield: 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.
Dukinfield sits in Greater Manchester, with postcode districts including OL6, OL7 and SK16. Two-storey rear extensions suit semi-detached houses in Dukinfield 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 Dukinfield?
A two-storey rear extension in Dukinfield 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 Dukinfield?
Whether your two-storey rear extension in Dukinfield 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. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Dukinfield like to extend?
Stone and brick terraces are common around Dukinfield. 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 Dukinfield comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
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.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Dukinfield
Neighbouring places we cover include Ashton-under-Lyne (1.1 miles) and Stalybridge (1.4 miles).
- Two-storey rear extension in Ashton-under-Lyne
- Two-storey rear extension in Stalybridge
- Two-storey rear extension in Hyde
- Two-storey rear extension in Denton
- Two-storey rear extension in Droylsden
Other work in Dukinfield:
FAQ
Two-storey rear extension questions in Dukinfield
Is the site visit in Dukinfield free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a two-storey rear extension cost in Dukinfield?
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 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 I need planning permission for a rear extension in Dukinfield?
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 I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
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.