Hoyland Nether, South Yorkshire
Two-storey rear extension in Hoyland Nether
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Hoyland Nether and the surrounding area, with one contract from the first survey to building control sign-off.
Hoyland Nether sits in South Yorkshire, with postcode districts including S70, S73 and S74. In Hoyland Nether, 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 Hoyland Nether?
A two-storey rear extension in Hoyland Nether is priced at £1,670–£2,510 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Hoyland Nether?
Whether your two-storey rear extension in Hoyland Nether 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 Hoyland Nether like to extend?
Hoyland Nether 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 Hoyland Nether 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.
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 Hoyland Nether
Neighbouring places we cover include Chapeltown (2.6 miles) and Wombwell (2.7 miles).
- Two-storey rear extension in Chapeltown
- Two-storey rear extension in Wombwell
- Two-storey rear extension in Barnsley
- Two-storey rear extension in Wath upon Dearne
- Two-storey rear extension in Cudworth
Other work in Hoyland Nether:
FAQ
Two-storey rear extension questions in Hoyland Nether
Is the site visit in Hoyland Nether free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
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.
What postcode areas do you cover around Hoyland Nether?
Including S70, S73 and S74, and the surrounding South Yorkshire area.
How long does a rear extension take to build in Hoyland Nether?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.