Lofthouse, West Yorkshire
Two-storey rear extension in Lofthouse
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Lofthouse 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.
Lofthouse is covered from our West Yorkshire round, including LS10, LS26 and WF3. In Lofthouse, 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 Lofthouse?
In Lofthouse, 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 Lofthouse?
Here is how the rules in England apply to a two-storey rear extension in Lofthouse.
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. 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 Lofthouse like to extend?
Lofthouse 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 Lofthouse 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.
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 Lofthouse
From Lofthouse, the nearest places we also cover are Wakefield (3.2 miles) and Morley (4.2 miles).
- Two-storey rear extension in Wakefield
- Two-storey rear extension in Morley
- Two-storey rear extension in Ossett
- Two-storey rear extension in Leeds
- Two-storey rear extension in Horbury
Other work in Lofthouse:
FAQ
Two-storey rear extension questions in Lofthouse
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.
What postcode areas do you cover around Lofthouse?
Including LS10, LS26 and WF3, and the surrounding West Yorkshire area.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
Do you handle building control in Lofthouse?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Can you match the brick or stone on my Lofthouse house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How long does a rear extension take to build in Lofthouse?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.