Little Hulton, Greater Manchester
Two-storey rear extension in Little Hulton
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Little Hulton and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Little Hulton is covered from our Greater Manchester round, including M27, M28 and M38. In Greater Manchester we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
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 Little Hulton?
Guide prices for a two-storey rear extension in Little Hulton 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 Little Hulton?
Planning for a two-storey rear extension in Little Hulton 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 Little Hulton like to extend?
Stone and brick terraces are common around Little Hulton. 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 Little Hulton comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Little Hulton
Neighbouring places we cover include Walkden (1.3 miles) and Farnworth (1.3 miles).
- Two-storey rear extension in Walkden
- Two-storey rear extension in Farnworth
- Two-storey rear extension in Kearsley
- Two-storey rear extension in Tyldesley
- Two-storey rear extension in Little Lever
Other work in Little Hulton:
FAQ
Two-storey rear extension questions in Little Hulton
Do I need planning permission for a rear extension in Little Hulton?
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 you handle building control in Little Hulton?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
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 you match the brick or stone on my Little Hulton house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.