Otley, West Yorkshire
Two-storey rear extension in Otley
Two-storey rear extension in Otley: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Otley is covered from our West Yorkshire round, including LS21. Two-storey rear extensions suit semi-detached houses in Otley 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 Otley?
A two-storey rear extension in Otley 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 |
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 Otley?
The planning route for a two-storey rear extension in Otley is set by England's householder rules and your council.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Otley like to extend?
Stone terraces and brick semis are typical of Otley. 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 Otley 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.
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 Otley
Close by, we work in Guiseley, about 2.2 miles away, and Yeadon, about 2.9 miles away.
- Two-storey rear extension in Guiseley
- Two-storey rear extension in Yeadon
- Two-storey rear extension in Horsforth
- Two-storey rear extension in Ilkley
- Two-storey rear extension in Baildon
Other work in Otley:
FAQ
Two-storey rear extension questions in Otley
Is the site visit in Otley free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
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 you handle building control in Otley?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.