Royal Wootton Bassett, Wiltshire
Two-storey rear extension in Royal Wootton Bassett
Two-storey rear extension in Royal Wootton Bassett: 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.
Royal Wootton Bassett and its postcode districts SN4 and SN5 are part of our Wiltshire coverage. In Wiltshire 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 Royal Wootton Bassett?
For Royal Wootton Bassett we work from the South West England rate: £1,870–£2,810 per square metre of new floor, including VAT, standard specification. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £56,000–£84,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £90,000–£135,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Royal Wootton Bassett?
The planning route for a two-storey rear extension in Royal Wootton Bassett 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 Royal Wootton Bassett like to extend?
Stone-built and rendered houses are common around Royal Wootton Bassett, so matching the walling is a design decision in its own right: natural stone, reconstituted stone or a render finish across old and new.
How a two-storey rear extension in Royal Wootton Bassett comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
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.
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 Royal Wootton Bassett
Close by, we work in Swindon, about 5.4 miles away, and Calne, about 8.3 miles away.
- Two-storey rear extension in Swindon
- Two-storey rear extension in Calne
- Two-storey rear extension in Chippenham
- Two-storey rear extension in Cirencester
- Two-storey rear extension in Devizes
Other work in Royal Wootton Bassett:
FAQ
Two-storey rear extension questions in Royal Wootton Bassett
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 Royal Wootton Bassett?
Including SN4 and SN5, and the surrounding Wiltshire area.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
How long does a rear extension take to build in Royal Wootton Bassett?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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 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.