Thorne, South Yorkshire
Two-storey rear extension in Thorne
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 Thorne and the surrounding area, with one contract from the first survey to building control sign-off.
Thorne is covered from our South Yorkshire round, including DN8. In South 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 Thorne?
For Thorne we work from the Yorkshire and the Humber rate: £1,670–£2,510 per square metre of new floor, including VAT, standard specification. 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 Thorne?
Whether your two-storey rear extension in Thorne needs a planning application depends on its size, your house and any local restrictions.
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. 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 Thorne like to extend?
Thorne 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 Thorne 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.
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.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Thorne
Close by, we work in Kirk Sandall, about 5.5 miles away, and Armthorpe, about 6.4 miles away.
- Two-storey rear extension in Kirk Sandall
- Two-storey rear extension in Armthorpe
- Two-storey rear extension in Goole
- Two-storey rear extension in Doncaster
- Two-storey rear extension in Bentley
Other work in Thorne:
FAQ
Two-storey rear extension questions in Thorne
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.
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.
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.
What postcode areas do you cover around Thorne?
Including DN8, and the surrounding South Yorkshire area.
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.
Do I need planning permission for a rear extension in Thorne?
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.