Rawtenstall, Lancashire
Two-storey rear extension in Rawtenstall
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Rawtenstall 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.
Rawtenstall and its postcode districts BB4 and OL13 are part of our Lancashire coverage. In Rawtenstall, 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 Rawtenstall?
For Rawtenstall 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 |
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 Rawtenstall?
Here is how the rules in England apply to a two-storey rear extension in Rawtenstall.
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. 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 Rawtenstall like to extend?
Stone and brick terraces are common around Rawtenstall. 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 Rawtenstall 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.
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.
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 Rawtenstall
Neighbouring places we cover include Haslingden (1.6 miles) and Bacup (3.4 miles).
- Two-storey rear extension in Haslingden
- Two-storey rear extension in Bacup
- Two-storey rear extension in Ramsbottom
- Two-storey rear extension in Accrington
- Two-storey rear extension in Bury
Other work in Rawtenstall:
FAQ
Two-storey rear extension questions in Rawtenstall
What postcode areas do you cover around Rawtenstall?
Including BB4 and OL13, and the surrounding Lancashire area.
Is the site visit in Rawtenstall free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
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 Rawtenstall?
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 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.