Yarm, North Yorkshire
Two-storey rear extension in Yarm
Thinking about a two-storey rear extension in Yarm? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Yarm sits in North Yorkshire, with postcode districts including TS15, TS16 and TS17. In North Yorkshire 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 Yarm?
In Yarm, our guide for a two-storey rear extension is £1,620–£2,430 per square metre including VAT for a 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 |
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 Yarm?
The planning route for a two-storey rear extension in Yarm 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 Yarm like to extend?
Brick terraces, colliery houses and post-war semis make up much of Yarm. Former mining areas often need a coal mining risk check before foundations are designed.
How a two-storey rear extension in Yarm 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.
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.
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 Yarm
Close by, we work in Ingleby Barwick, about 2.2 miles away, and Thornaby-on-Tees, about 3.1 miles away.
- Two-storey rear extension in Ingleby Barwick
- Two-storey rear extension in Thornaby-on-Tees
- Two-storey rear extension in Stockton-on-Tees
- Two-storey rear extension in Billingham
- Two-storey rear extension in Middlesbrough
Other work in Yarm:
FAQ
Two-storey rear extension questions in Yarm
What postcode areas do you cover around Yarm?
Including TS15, TS16 and TS17, and the surrounding North Yorkshire area.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
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.
Do I need planning permission for a rear extension in Yarm?
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 much does a two-storey rear extension cost in Yarm?
As a guide, £1,620–£2,430 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £48,500–£73,000 at that rate. Your written price follows the survey.
How long does a rear extension take to build in Yarm?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.