Wellingborough, Northamptonshire
Two-storey rear extension in Wellingborough
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Wellingborough and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Wellingborough (NN8) as part of our Northamptonshire work. In Wellingborough, 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 Wellingborough?
For Wellingborough we work from the East Midlands rate: £1,750–£2,620 per square metre of new floor, including VAT, 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 Wellingborough?
Whether your two-storey rear extension in Wellingborough needs a planning application depends on its size, your house and any local restrictions.
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 Wellingborough like to extend?
Red-brick terraces and semis are typical of Wellingborough. 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 Wellingborough 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.
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.
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 Wellingborough
We also build two-storey rear extensions in nearby Rushden (4.0 miles) and Kettering (6.7 miles).
- Two-storey rear extension in Rushden
- Two-storey rear extension in Kettering
- Two-storey rear extension in Northampton
- Two-storey rear extension in Desborough
- Two-storey rear extension in Corby
Other work in Wellingborough:
FAQ
Two-storey rear extension questions in Wellingborough
Do I need planning permission for a rear extension in Wellingborough?
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 the site visit in Wellingborough free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
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.
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.
How long does a rear extension take to build in Wellingborough?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.