Guiseley, West Yorkshire
Two-storey rear extension in Guiseley
For homes in Guiseley, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Guiseley is covered from our West Yorkshire round, including LS19 and LS20. In Guiseley, 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 Guiseley?
Guide prices for a two-storey rear extension in Guiseley start from our Yorkshire and the Humber rate of £1,670–£2,510 per square metre, including VAT. 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Guiseley?
Whether your two-storey rear extension in Guiseley 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 Guiseley like to extend?
Stone terraces and brick semis are typical of Guiseley. 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 Guiseley 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Guiseley
Neighbouring places we cover include Yeadon (1.3 miles) and Otley (2.2 miles).
- Two-storey rear extension in Yeadon
- Two-storey rear extension in Otley
- Two-storey rear extension in Baildon
- Two-storey rear extension in Shipley
- Two-storey rear extension in Horsforth
Other work in Guiseley:
FAQ
Two-storey rear extension questions in Guiseley
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.
Do I need planning permission for a rear extension in Guiseley?
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.
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.
Is the site visit in Guiseley free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do you handle building control in Guiseley?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.