Lytham St Annes, Lancashire
Two-storey rear extension in Lytham St Annes
We plan and build two-storey rear extensions for homeowners in Lytham St Annes. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
Lytham St Annes sits in Lancashire, with postcode districts including FY8. In Lytham St Annes, 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 Lytham St Annes?
For Lytham St Annes 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 Lytham St Annes?
The planning route for a two-storey rear extension in Lytham St Annes is set by England's householder rules and your council.
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 Lytham St Annes like to extend?
Stone and brick terraces are common around Lytham St Annes. 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 Lytham St Annes 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.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Lytham St Annes
We also build two-storey rear extensions in nearby Blackpool (5.6 miles) and Poulton-le-Fylde (6.3 miles).
- Two-storey rear extension in Blackpool
- Two-storey rear extension in Poulton-le-Fylde
- Two-storey rear extension in Southport
- Two-storey rear extension in Thornton-Cleveleys
- Two-storey rear extension in Cleveleys
Other work in Lytham St Annes:
FAQ
Two-storey rear extension questions in Lytham St Annes
Is the site visit in Lytham St Annes free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
Can you match the brick or stone on my Lytham St Annes house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Do I need planning permission for a rear extension in Lytham St Annes?
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.