Extensions in Stoke-on-Trent: design, planning and build
Planning an extension in Stoke-on-Trent? Compare extension types, see guide prices adjusted for Stoke-on-Trent and book a free site visit.
- Postcode districtsST1, ST2, ST3, ST4, ST5, ST6
- Price regionWest Midlands (×0.97)
- Planning rulesEngland
- Site visitFree, no obligation
Planning rules in Stoke-on-Trent
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
Guide prices for Stoke-on-Trent
Every figure below is a guide for Stoke-on-Trent, adjusted for West Midlands build costs (×0.97) and including VAT. Design and council fees are shown separately on each page.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Extensions over a garage | 12 m² | £24,000 – £31,500 |
| Wraparound extensions | 25 m² | £55,500 – £70,500 |
| Kitchen extensions | 20 m² | £40,500 – £51,500 |
| Single-storey rear extensions | 20 m² | £39,500 – £50,500 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
Which extension suits a Stoke-on-Trent home?
Across the West Midlands, brick-built semis with long gardens are common, so single-storey and two-storey rear extensions are popular choices.
The types we would usually look at first for a home in Stoke-on-Trent are double-storey extensions, extensions over a garage and single-storey rear extensions, depending on the garden and how the house is laid out.
Areas we cover around Stoke-on-Trent
Our survey diary covers Stoke-on-Trent, including ST1, ST2, ST3, ST4, ST5, ST6. We also work in nearby Newcastle-under-Lyme (2 miles), Longton (3 miles), Kidsgrove (6 miles), Leek (10 miles), Stafford (14 miles). Congleton, in Cheshire, is roughly 11 miles from Stoke-on-Trent and also on our list.
Every extension type in Stoke-on-Trent
- Double-storey extensions · from £36,500
- Kitchen extensions · from £26,000
- Conservatory replacement extensions · from £19,000
- Wraparound extensions · from £34,500
- Building regulations for extensions · from £850
- Glass box extensions · from £29,000
- Bedroom extensions · from £25,000
- Utility and boot room extensions · from £13,500
- Flat roof extensions · from £20,000
- Side extensions · from £21,000
- Planning permission for extensions · from £300
- Porch extensions · from £3,850
- Annexe extensions · from £53,000
- Extensions over a garage · from £23,000
- Extension plans and drawings · from £1,150
- Home office extensions · from £15,500
- Timber frame extensions · from £20,000
- Single-storey rear extensions · from £20,000
- Pitched roof extensions · from £21,500
- Bungalow extensions · from £25,000
- Side return extensions · from £17,000
- Orangery extensions · from £29,000
Free site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions about extensions in Stoke-on-Trent
How much does an extension cost in Stoke-on-Trent?
Using our West Midlands factor (×0.97), a standard-spec single-storey extension of 20 m² is a guide £39,500 to £50,500 including VAT, and a 32 m² two-storey extension £55,500 to £73,000. Your written price follows the survey.
Do I need planning permission for an extension in Stoke-on-Trent?
Not always. It depends on the size, position and your property's history. Many single-storey rear extensions in England are permitted development or can use prior approval.
Will my neighbours need to be told?
If you apply for planning or prior approval the council notifies them, and in England party wall notices may be needed for work near a shared boundary.
Do you cover all of Stoke-on-Trent?
Yes, including the surrounding parts of Staffordshire. Site visits are free and there is no obligation.
Book a free site visit in Stoke-on-Trent
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.