Dewsbury, West Yorkshire
Two-storey rear extension in Dewsbury
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Dewsbury 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.
Dewsbury sits in West Yorkshire, with postcode districts including BD19, WF12, WF13 and WF15. Two-storey rear extensions suit semi-detached houses in Dewsbury best, where the extra bedroom matters as much as the bigger kitchen.
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 Dewsbury?
For Dewsbury 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 Dewsbury?
Whether your two-storey rear extension in Dewsbury 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. 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 Dewsbury like to extend?
Dewsbury 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 Dewsbury 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Dewsbury
Neighbouring places we cover include Batley (0.9 miles) and Ossett (2.1 miles).
- Two-storey rear extension in Batley
- Two-storey rear extension in Ossett
- Two-storey rear extension in Heckmondwike
- Two-storey rear extension in Liversedge
- Two-storey rear extension in Mirfield
Other work in Dewsbury:
FAQ
Two-storey rear extension questions in Dewsbury
Can you match the brick or stone on my Dewsbury house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
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 postcode areas do you cover around Dewsbury?
Including BD19, WF12, WF13, WF15, WF16 and WF17, and the surrounding West Yorkshire area.
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.