Newcastle under Lyme, Staffordshire
Two-storey rear extension in Newcastle under Lyme
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Newcastle under Lyme 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.
Newcastle under Lyme is covered from our Staffordshire round, including ST5. In Newcastle under Lyme, 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 Newcastle under Lyme?
Guide prices for a two-storey rear extension in Newcastle under Lyme start from our West Midlands rate of £1,800–£2,700 per square metre, including VAT. The West Midlands is the baseline for our guide prices.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £54,000–£81,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £86,500–£129,500 |
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 Newcastle under Lyme?
Here is how the rules in England apply to a two-storey rear extension in Newcastle under Lyme.
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 Newcastle under Lyme like to extend?
Red-brick terraces and 1930s semis make up much of Newcastle under Lyme. Many already have a small kitchen lean-to at the back, which a new rear extension usually replaces rather than adds to.
How a two-storey rear extension in Newcastle under Lyme 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 Newcastle under Lyme
Neighbouring places we cover include Stoke-on-Trent (2.0 miles) and Longton (4.3 miles).
- Two-storey rear extension in Stoke-on-Trent
- Two-storey rear extension in Longton
- Two-storey rear extension in Kidsgrove
- Two-storey rear extension in Stone
- Two-storey rear extension in Alsager
Other work in Newcastle under Lyme:
FAQ
Two-storey rear extension questions in Newcastle under Lyme
How much does a two-storey rear extension cost in Newcastle under Lyme?
As a guide, £1,800–£2,700 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £54,000–£81,000 at that rate. Your written price follows the survey.
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 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.
How long does a rear extension take to build in Newcastle under Lyme?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Is the site visit in Newcastle under Lyme free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.