Haxby, North Yorkshire
Two-storey rear extension in Haxby
Two-storey rear extension in Haxby: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Haxby and its postcode districts YO30, YO31 and YO32 are part of our North Yorkshire coverage. Two-storey rear extensions suit semi-detached houses in Haxby best, where the extra bedroom matters as much as the bigger kitchen.
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 Haxby?
Guide prices for a two-storey rear extension in Haxby start from our Yorkshire and the Humber rate of £1,670–£2,510 per square metre, including VAT. Yorkshire prices sit below our West Midlands baseline; matching natural stone is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £50,000–£75,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £80,500–£120,500 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Haxby?
The planning route for a two-storey rear extension in Haxby 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. 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 Haxby like to extend?
Haxby has through terraces and some back-to-backs as well as later semis; back-to-backs have little or no rear space, so we look at side or loft options there.
How a two-storey rear extension in Haxby 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Haxby
Close by, we work in York, about 3.9 miles away, and Wetherby, about 14.1 miles away.
- Two-storey rear extension in York
- Two-storey rear extension in Wetherby
- Two-storey rear extension in Selby
- Two-storey rear extension in Knaresborough
- Two-storey rear extension in Harrogate
Other work in Haxby:
FAQ
Two-storey rear extension questions in Haxby
Do I need planning permission for a rear extension in Haxby?
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.
How long does a rear extension take to build in Haxby?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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 Haxby?
Including YO30, YO31 and YO32, and the surrounding North Yorkshire area.
Is the site visit in Haxby free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a two-storey rear extension cost in Haxby?
As a guide, £1,670–£2,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £50,000–£75,500 at that rate. Your written price follows the survey.