Double-storey extensions for homes in Golborne
From the first sketch to final sign-off, we plan and build double-storey extensions in Golborne and the surrounding Merseyside area.
- Guide price in GolborneFrom £36,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsWA12
Do I need planning permission in Golborne?
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 Golborne address depends on its history and any designations, which is why we check it at the first visit.
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.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Covering Golborne
Postcode districts we cover around Golborne include WA12. Nearby, we also take on projects in Newton-le-Willows (2 miles), St Helens (6 miles), Prescot (9 miles), Huyton (11 miles).
Ashton-in-Makerfield, in Greater Manchester, is roughly 2 miles from Golborne and also on our list. The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
When a double-storey extension makes sense
- Homeowners who would otherwise consider moving
- Growing families who need a bedroom as well as a bigger kitchen
- Houses with enough distance to the rear or side boundary
Double-storey extension prices in Golborne
For Golborne we adjust our national guide rates by ×0.95, the factor we use for North West England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Golborne: £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.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Your questions about a double-storey extension in Golborne
Do I need building regulations approval in Golborne?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for a double-storey extension in Golborne?
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.
Do you cover all of Golborne?
Yes. We cover Golborne and the surrounding parts of Merseyside. Site visits are free and there is no obligation.
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.
Do I need a Party Wall Agreement?
If you are in England or Wales and the work involves a shared wall or digging foundations close to a neighbour, the Party Wall etc. Act 1996 applies and notices must be served before work starts. We tell you which notices are needed.
Book a free site visit in Golborne
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.