Brackley, Northamptonshire
Two-storey rear extension in Brackley
Two-storey rear extension in Brackley: 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.
Brackley sits in Northamptonshire, with postcode districts including NN13. In Brackley, 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 Brackley?
In Brackley, our guide for a two-storey rear extension is £1,750–£2,620 per square metre including VAT for a standard specification. East Midlands prices sit a little below our West Midlands baseline.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £52,500–£78,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £84,000–£125,500 |
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 Brackley?
Planning for a two-storey rear extension in Brackley follows the English householder rules.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
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 Brackley like to extend?
Red-brick terraces and semis are typical of Brackley. Coal-mining legacy areas in parts of the East Midlands can need a Coal Authority check before foundations are designed.
How a two-storey rear extension in Brackley 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Brackley
Close by, we work in Buckingham, about 7.3 miles away, and Banbury, about 8.4 miles away.
- Two-storey rear extension in Buckingham
- Two-storey rear extension in Banbury
- Two-storey rear extension in Bicester
- Two-storey rear extension in Daventry
- Two-storey rear extension in Kidlington
Other work in Brackley:
FAQ
Two-storey rear extension questions in Brackley
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 postcode areas do you cover around Brackley?
Including NN13, and the surrounding Northamptonshire area.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
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.
How long does a rear extension take to build in Brackley?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do I need planning permission for a rear extension in Brackley?
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.