Brighouse, West Yorkshire
Two-storey rear extension in Brighouse
Two-storey rear extension in Brighouse: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
We cover Brighouse (HD6, HX3 and HX5) as part of our West Yorkshire work. In West 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 Brighouse?
In Brighouse, our guide for a two-storey rear extension is £1,670–£2,510 per square metre including VAT for a 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Brighouse?
Here is how the rules in England apply to a two-storey rear extension in Brighouse.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Brighouse like to extend?
Stone terraces and brick semis are typical of Brighouse. 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 Brighouse comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
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.
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 Brighouse
Neighbouring places we cover include Rastrick (0.8 miles) and Elland (2.6 miles).
- Two-storey rear extension in Rastrick
- Two-storey rear extension in Elland
- Two-storey rear extension in Halifax
- Two-storey rear extension in Cleckheaton
- Two-storey rear extension in Liversedge
Other work in Brighouse:
FAQ
Two-storey rear extension questions in Brighouse
Do you handle building control in Brighouse?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
Do I need planning permission for a rear extension in Brighouse?
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.
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.
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.