Ossett, West Yorkshire
Two-storey rear extension in Ossett
For homes in Ossett, 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.
Ossett sits in West Yorkshire, with postcode districts including WF2, WF4 and WF5. 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 Ossett?
In Ossett, 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 |
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 Ossett?
Whether your two-storey rear extension in Ossett needs a planning application depends on its size, your house and any local restrictions.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
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 Ossett like to extend?
Stone terraces and brick semis are typical of Ossett. 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 Ossett 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.
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 Ossett
From Ossett, the nearest places we also cover are Horbury (1.6 miles) and Dewsbury (2.1 miles).
- Two-storey rear extension in Horbury
- Two-storey rear extension in Dewsbury
- Two-storey rear extension in Batley
- Two-storey rear extension in Wakefield
- Two-storey rear extension in Morley
Other work in Ossett:
FAQ
Two-storey rear extension questions in Ossett
Do I need planning permission for a rear extension in Ossett?
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.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
Is the site visit in Ossett free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a two-storey rear extension cost in Ossett?
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.
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.