Tyldesley, Greater Manchester
Two-storey rear extension in Tyldesley
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Tyldesley and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Tyldesley (M29, M46 and WN7) as part of our Greater Manchester work. 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 Tyldesley?
In Tyldesley, 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Tyldesley?
Planning for a two-storey rear extension in Tyldesley 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. 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 Tyldesley like to extend?
Stone and brick terraces are common around Tyldesley. 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 Tyldesley 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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 Tyldesley
We also build two-storey rear extensions in nearby Atherton (1.3 miles) and Leigh (2.5 miles).
- Two-storey rear extension in Atherton
- Two-storey rear extension in Leigh
- Two-storey rear extension in Little Hulton
- Two-storey rear extension in Walkden
- Two-storey rear extension in Westhoughton
Other work in Tyldesley:
FAQ
Two-storey rear extension questions in Tyldesley
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.
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.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
How much does a two-storey rear extension cost in Tyldesley?
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 Tyldesley?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do I need planning permission for a rear extension in Tyldesley?
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.