Westhoughton, Greater Manchester
Two-storey rear extension in Westhoughton
Two-storey rear extension in Westhoughton: 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.
Westhoughton sits in Greater Manchester, with postcode districts including BL5. In Westhoughton, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Westhoughton?
In Westhoughton, 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 Westhoughton?
Here is how the rules in England apply to a two-storey rear extension in Westhoughton.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
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 Westhoughton like to extend?
Westhoughton 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 Westhoughton 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Westhoughton
Neighbouring places we cover include Atherton (2.2 miles) and Hindley (2.6 miles).
- Two-storey rear extension in Atherton
- Two-storey rear extension in Hindley
- Two-storey rear extension in Tyldesley
- Two-storey rear extension in Leigh
- Two-storey rear extension in Horwich
Other work in Westhoughton:
FAQ
Two-storey rear extension questions in Westhoughton
How much does a two-storey rear extension cost in Westhoughton?
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.
Do you handle building control in Westhoughton?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
Is the site visit in Westhoughton free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
How long does a rear extension take to build in Westhoughton?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.