Burnley, Lancashire
Two-storey rear extension in Burnley
Thinking about a two-storey rear extension in Burnley? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Burnley (BB10 and BB11) as part of our Lancashire work. In Lancashire 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 Burnley?
Guide prices for a two-storey rear extension in Burnley 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 Burnley?
Whether your two-storey rear extension in Burnley 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 Burnley like to extend?
Stone and brick terraces are common around Burnley. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier. In Burnley, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
How a two-storey rear extension in Burnley 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.
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 Burnley
We also build two-storey rear extensions in nearby Brierfield (1.7 miles) and Nelson (2.7 miles).
- Two-storey rear extension in Brierfield
- Two-storey rear extension in Nelson
- Two-storey rear extension in Padiham
- Two-storey rear extension in Colne
- Two-storey rear extension in Accrington
Other work in Burnley:
FAQ
Two-storey rear extension questions in Burnley
Do you handle building control in Burnley?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How much does a two-storey rear extension cost in Burnley?
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.
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.
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.
Is the site visit in Burnley free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.