Wombwell, South Yorkshire
Two-storey rear extension in Wombwell
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Wombwell 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.
Wombwell is covered from our South Yorkshire round, including S63, S73 and S74. 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 Wombwell?
A two-storey rear extension in Wombwell 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 Wombwell?
Whether your two-storey rear extension in Wombwell 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. 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 Wombwell like to extend?
Stone terraces and brick semis are typical of Wombwell. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match.
How a two-storey rear extension in Wombwell 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Wombwell
Close by, we work in Wath upon Dearne, about 2.5 miles away, and Hoyland Nether, about 2.7 miles away.
- Two-storey rear extension in Wath upon Dearne
- Two-storey rear extension in Hoyland Nether
- Two-storey rear extension in Bolton upon Dearne
- Two-storey rear extension in Cudworth
- Two-storey rear extension in Barnsley
Other work in Wombwell:
FAQ
Two-storey rear extension questions in Wombwell
How long does a rear extension take to build in Wombwell?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
How much does a two-storey rear extension cost in Wombwell?
As a guide, £1,670–£2,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £50,000–£75,500 at that rate. Your written price follows the survey.
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 Wombwell?
Including S63, S73 and S74, and the surrounding South Yorkshire area.
Is the site visit in Wombwell free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.