Mirfield, West Yorkshire
Two-storey rear extension in Mirfield
We plan and build two-storey rear extensions for homeowners in Mirfield. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
Mirfield and its postcode districts WF14 are part of our West Yorkshire coverage. 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 Mirfield?
Guide prices for a two-storey rear extension in Mirfield 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 |
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 Mirfield?
Here is how the rules in England apply to a two-storey rear extension in Mirfield.
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 Mirfield like to extend?
Stone terraces and brick semis are typical of Mirfield. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match. In Mirfield, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
How a two-storey rear extension in Mirfield 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Mirfield
We also build two-storey rear extensions in nearby Liversedge (2.2 miles) and Heckmondwike (2.4 miles).
- Two-storey rear extension in Liversedge
- Two-storey rear extension in Heckmondwike
- Two-storey rear extension in Dewsbury
- Two-storey rear extension in Batley
- Two-storey rear extension in Cleckheaton
Other work in Mirfield:
FAQ
Two-storey rear extension questions in Mirfield
Can you match the brick or stone on my Mirfield 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 Mirfield?
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.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
How much does a two-storey rear extension cost in Mirfield?
As a guide, £1,670–£2,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £50,000–£75,500 at that rate. Your written price follows the survey.
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.
Is the site visit in Mirfield free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.