Bedroom extensions across Burnley
Burnley homeowners can use us for the whole bedroom extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in BurnleyFrom £24,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsBB8, BB9, BB10, BB11, BB12
Extensions in and around Burnley
Site visits are available across Burnley (BB8, BB9, BB10, BB11, BB12). Neighbouring towns we cover include Nelson (3 miles), Colne (5 miles), Accrington (6 miles), Rawtenstall (7 miles).
Just over the Greater Manchester border, Rochdale is about 13 miles away. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
What is included
- Structure, roof, insulation and finish
- Layout options: two-storey, over-garage or ground floor
- Fire safety: escape windows and smoke alarms to building regulations
- En-suite drainage and ventilation design
Bedroom extension prices in Burnley
These guide figures apply our North West England adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Burnley: £1,520 to £3,040 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £24,500 – £30,500 | £24,500 – £32,000 | £27,000 – £36,500 |
| Bedroom and en-suite 18 m² | £27,000 – £33,500 | £32,000 – £42,000 | £41,000 – £55,000 |
| Two rooms 30 m² | £45,500 – £56,000 | £54,000 – £70,000 | £68,000 – £91,500 |
Try the guide-price tool to see a range for your own size and finish.
Planning rules that apply in Burnley
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.
The planning position for a specific Burnley address depends on its history and any designations, which is why we check it at the first visit.
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).
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Your questions about a bedroom extension in Burnley
Do you cover all of Burnley?
Yes. We cover Burnley and the surrounding parts of Lancashire. Site visits are free and there is no obligation.
How long does a bedroom extension take to build in Burnley?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Burnley, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How much does a bedroom extension cost?
Our guide range is about £1,520 to £3,040 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £32,000 to £42,000 at standard spec, depending on whether it is part of a larger two-storey build.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Book a free site visit in Burnley
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.