Formby, Merseyside
Two-storey rear extension in Formby
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Formby and the surrounding area, with one contract from the first survey to building control sign-off.
Formby sits in Merseyside, with postcode districts including L37 and L38. In Formby, 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 Formby?
A two-storey rear extension in Formby is priced at £1,690–£2,540 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 Formby?
Whether your two-storey rear extension in Formby 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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Formby like to extend?
Formby 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 Formby 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 Formby
From Formby, the nearest places we also cover are Maghull (6.0 miles) and Southport (6.5 miles).
- Two-storey rear extension in Maghull
- Two-storey rear extension in Southport
- Two-storey rear extension in Bootle
- Two-storey rear extension in Litherland
- Two-storey rear extension in Ormskirk
Other work in Formby:
FAQ
Two-storey rear extension questions in Formby
How long does a rear extension take to build in Formby?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
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.
What postcode areas do you cover around Formby?
Including L37 and L38, and the surrounding Merseyside area.
Can you match the brick or stone on my Formby house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much does a two-storey rear extension cost in Formby?
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.