Double-storey extensions for homes in Failsworth
Our design and build teams take on double-storey extensions in Failsworth, from the first measured survey through planning and building control to the finished room.
- Guide price in FailsworthFrom £36,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsM11, M35, M40, M43
Extensions in and around Failsworth
Postcode districts we cover around Failsworth include M11, M35, M40, M43. We also work in nearby Droylsden (2 miles), Chadderton (3 miles), Ashton-under-Lyne (3 miles), Oldham (3 miles).
Wilmslow, in Cheshire, is roughly 13 miles from Failsworth and also on our list. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Guide prices for Failsworth
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 Failsworth: £1,470 to £2,850 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £36,000 – £43,500 | £41,000 – £54,000 | £52,000 – £68,500 |
| 4 m × 4 m, two floors 32 m² | £47,000 – £56,500 | £54,500 – £71,500 | £69,500 – £91,500 |
| 4 m × 6 m, two floors 48 m² | £70,500 – £84,500 | £82,000 – £107,500 | £104,500 – £137,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning rules that apply in Failsworth
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
When a double-storey extension makes sense
- Growing families who need a bedroom as well as a bigger kitchen
- Homeowners who would otherwise consider moving
- Houses with enough distance to the rear or side boundary
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about a double-storey extension in Failsworth
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Failsworth, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Failsworth?
Yes. We cover Failsworth and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
Who do I contract with for a double-storey extension in Failsworth?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Does a double-storey extension need planning permission?
Often, yes. In England a two-storey rear extension can be permitted development only if it projects no more than 3 m and sits at least 7 m from the rear boundary, with matching roof pitch and obscure side windows. Side extensions over one storey always need planning permission. We confirm the route at the survey.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,470 to £2,850 per m² of new floor area including VAT, compared with £1,660 to £3,230 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a free site visit in Failsworth
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.