Wetherby, West Yorkshire
Two-storey rear extension in Wetherby
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Wetherby 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.
We cover Wetherby (LS22) as part of our West Yorkshire work. 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 Wetherby?
For Wetherby we work from the Yorkshire and the Humber rate: £1,670–£2,510 per square metre of new floor, including VAT, 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 |
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 Wetherby?
Planning for a two-storey rear extension in Wetherby follows the English householder rules.
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. 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 Wetherby like to extend?
Stone terraces and brick semis are typical of Wetherby. 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 Wetherby 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Wetherby
From Wetherby, the nearest places we also cover are Knaresborough (6.5 miles) and Harrogate (7.5 miles).
- Two-storey rear extension in Knaresborough
- Two-storey rear extension in Harrogate
- Two-storey rear extension in Chapel Allerton
- Two-storey rear extension in Garforth
- Two-storey rear extension in Kippax
Other work in Wetherby:
FAQ
Two-storey rear extension questions in Wetherby
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.
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.
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.
Do you handle building control in Wetherby?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
What postcode areas do you cover around Wetherby?
Including LS22, and the surrounding West Yorkshire area.
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.