King's Lynn, Norfolk
Two-storey rear extension in King's Lynn
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 King's Lynn and the surrounding area, with one contract from the first survey to building control sign-off.
King's Lynn sits in Norfolk, with postcode districts including PE30. In Norfolk 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 King's Lynn?
For King's Lynn we work from the East of England rate: £1,910–£2,860 per square metre of new floor, including VAT, standard specification. East of England prices run slightly above our West Midlands baseline; clay soils near trees are the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £57,000–£86,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £91,500–£137,500 |
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 King's Lynn?
Here is how the rules in England apply to a two-storey rear extension in King's Lynn.
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 King's Lynn like to extend?
Post-war semis and newer estates are typical of King's Lynn, and many have room for a full-width extension. Shrinkable clay is common in the East of England, so foundations near trees and hedges are designed to NHBC-style depth guidance.
How a two-storey rear extension in King's Lynn 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.
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 King's Lynn
We also build two-storey rear extensions in nearby Downham Market (10.0 miles) and Wisbech (11.5 miles).
- Two-storey rear extension in Downham Market
- Two-storey rear extension in Wisbech
- Two-storey rear extension in March
- Two-storey rear extension in Spalding
- Two-storey rear extension in East Dereham
Other work in King's Lynn:
FAQ
Two-storey rear extension questions in King's Lynn
How much does a two-storey rear extension cost in King's Lynn?
As a guide, £1,910–£2,860 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £57,000–£86,000 at that rate. Your written price follows the survey.
Can you match the brick or stone on my King's Lynn house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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 King's Lynn?
Including PE30, and the surrounding Norfolk area.
Do I need planning permission for a rear extension in King's Lynn?
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.
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.