Brierfield, Lancashire
Two-storey rear extension in Brierfield
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Brierfield 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.
Brierfield sits in Lancashire, with postcode districts including BB9, BB10 and BB12. In Brierfield, 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 Brierfield?
For Brierfield 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Brierfield?
Whether your two-storey rear extension in Brierfield needs a planning application depends on its size, your house and any local restrictions.
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. 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 Brierfield like to extend?
Brierfield 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 Brierfield 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.
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 Brierfield
We also build two-storey rear extensions in nearby Nelson (1.5 miles) and Burnley (1.7 miles).
- Two-storey rear extension in Nelson
- Two-storey rear extension in Burnley
- Two-storey rear extension in Colne
- Two-storey rear extension in Padiham
- Two-storey rear extension in Barnoldswick
Other work in Brierfield:
FAQ
Two-storey rear extension questions in Brierfield
How much does a two-storey rear extension cost in Brierfield?
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.
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 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.
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.
Can you match the brick or stone on my Brierfield house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do you handle building control in Brierfield?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.