Ince-in-Makerfield, Greater Manchester
Two-storey rear extension in Ince-in-Makerfield
Two-storey rear extension in Ince-in-Makerfield: 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.
Ince-in-Makerfield sits in Greater Manchester, with postcode districts including WN1, WN2 and WN3. Two-storey rear extensions suit semi-detached houses in Ince-in-Makerfield 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 Ince-in-Makerfield?
For Ince-in-Makerfield we work from the North West England rate: £1,690–£2,540 per square metre of new floor, including VAT, 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Ince-in-Makerfield?
Here is how the rules in England apply to a two-storey rear extension in Ince-in-Makerfield.
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 Ince-in-Makerfield like to extend?
Ince-in-Makerfield has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a two-storey rear extension in Ince-in-Makerfield 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.
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 Ince-in-Makerfield
Neighbouring places we cover include Wigan (1.1 miles) and Hindley (1.4 miles).
- Two-storey rear extension in Wigan
- Two-storey rear extension in Hindley
- Two-storey rear extension in Abram
- Two-storey rear extension in Ashton in Makerfield
- Two-storey rear extension in Westhoughton
Other work in Ince-in-Makerfield:
FAQ
Two-storey rear extension questions in Ince-in-Makerfield
Can you match the brick or stone on my Ince-in-Makerfield house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
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.
Do I need planning permission for a rear extension in Ince-in-Makerfield?
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.
How much does a two-storey rear extension cost in Ince-in-Makerfield?
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.
How long does a rear extension take to build in Ince-in-Makerfield?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.