Horbury, West Yorkshire
Two-storey rear extension in Horbury
Thinking about a two-storey rear extension in Horbury? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Horbury and its postcode districts WF2, WF4 and WF5 are part of our West Yorkshire coverage. Two-storey rear extensions suit semi-detached houses in Horbury 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 Horbury?
A two-storey rear extension in Horbury 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Horbury?
Here is how the rules in England apply to a two-storey rear extension in Horbury.
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 Horbury like to extend?
Stone terraces and brick semis are typical of Horbury. 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 Horbury 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.
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 Horbury
From Horbury, the nearest places we also cover are Ossett (1.6 miles) and Wakefield (3.0 miles).
- Two-storey rear extension in Ossett
- Two-storey rear extension in Wakefield
- Two-storey rear extension in Dewsbury
- Two-storey rear extension in Batley
- Two-storey rear extension in Darton
Other work in Horbury:
FAQ
Two-storey rear extension questions in Horbury
Can you match the brick or stone on my Horbury house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do I need planning permission for a rear extension in Horbury?
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 add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
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.
Do you handle building control in Horbury?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.