Thornaby-on-Tees, North Yorkshire
Two-storey rear extension in Thornaby-on-Tees
We plan and build two-storey rear extensions for homeowners in Thornaby-on-Tees. 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.
Thornaby-on-Tees and its postcode districts TS16, TS17 and TS18 are part of our North Yorkshire coverage. In Thornaby-on-Tees, 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 Thornaby-on-Tees?
For Thornaby-on-Tees we work from the North East England rate: £1,620–£2,430 per square metre of new floor, including VAT, standard specification. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £48,500–£73,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £78,000–£116,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Thornaby-on-Tees?
Here is how the rules in England apply to a two-storey rear extension in Thornaby-on-Tees.
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 Thornaby-on-Tees like to extend?
Brick terraces, colliery houses and post-war semis make up much of Thornaby-on-Tees. Former mining areas often need a coal mining risk check before foundations are designed.
How a two-storey rear extension in Thornaby-on-Tees 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.
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 Thornaby-on-Tees
From Thornaby-on-Tees, the nearest places we also cover are Ingleby Barwick (1.0 miles) and Stockton-on-Tees (2.5 miles).
- Two-storey rear extension in Ingleby Barwick
- Two-storey rear extension in Stockton-on-Tees
- Two-storey rear extension in Yarm
- Two-storey rear extension in Billingham
- Two-storey rear extension in Middlesbrough
Other work in Thornaby-on-Tees:
FAQ
Two-storey rear extension questions in Thornaby-on-Tees
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.
Do I need planning permission for a rear extension in Thornaby-on-Tees?
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.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
How long does a rear extension take to build in Thornaby-on-Tees?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
Can you match the brick or stone on my Thornaby-on-Tees house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.