Lees, Greater Manchester
Two-storey rear extension in Lees
We plan and build two-storey rear extensions for homeowners in Lees. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
We cover Lees (OL1, OL4 and OL8) as part of our Greater Manchester work. Two-storey rear extensions suit semi-detached houses in Lees 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 Lees?
Guide prices for a two-storey rear extension in Lees 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 |
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 Lees?
Whether your two-storey rear extension in Lees needs a planning application depends on its size, your house and any local restrictions.
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. 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 Lees like to extend?
Lees 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 Lees 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Two-storey rear extensions near Lees
Close by, we work in Oldham, about 1.9 miles away, and Royton, about 2.8 miles away.
- Two-storey rear extension in Oldham
- Two-storey rear extension in Royton
- Two-storey rear extension in Chadderton
- Two-storey rear extension in Uppermill
- Two-storey rear extension in Hollinwood
Other work in Lees:
FAQ
Two-storey rear extension questions in Lees
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 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.
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.
What postcode areas do you cover around Lees?
Including OL1, OL4 and OL8, and the surrounding Greater Manchester area.
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.
Can you match the brick or stone on my Lees house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.