Horwich, Greater Manchester
Two-storey rear extension in Horwich
Thinking about a two-storey rear extension in Horwich? 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.
Horwich is covered from our Greater Manchester round, including BL6. Two-storey rear extensions suit semi-detached houses in Horwich 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 Horwich?
In Horwich, our guide for a two-storey rear extension is £1,690–£2,540 per square metre including VAT for a standard specification. 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Horwich?
Planning for a two-storey rear extension in Horwich 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. 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 Horwich like to extend?
Stone and brick terraces are common around Horwich. 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 Horwich 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Horwich
Neighbouring places we cover include Westhoughton (3.8 miles) and Chorley (4.3 miles).
- Two-storey rear extension in Westhoughton
- Two-storey rear extension in Chorley
- Two-storey rear extension in Hindley
- Two-storey rear extension in Bolton
- Two-storey rear extension in Wigan
Other work in Horwich:
FAQ
Two-storey rear extension questions in Horwich
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 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 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.
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.
How long does a rear extension take to build in Horwich?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What postcode areas do you cover around Horwich?
Including BL6, and the surrounding Greater Manchester area.