Double-storey extensions in Heckmondwike
From the first sketch to final sign-off, we plan and build double-storey extensions in Heckmondwike and the surrounding West Yorkshire area.
- Guide price in HeckmondwikeFrom £35,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsWF13, WF14, WF15, WF16, WF17
Working in Heckmondwike
Across WF13, WF14, WF15, WF16, WF17, we can visit, measure and advise. Neighbouring towns we cover include Liversedge (1 mile), Batley (2 miles), Cleckheaton (2 miles), Dewsbury (2 miles).
Just over the South Yorkshire border, Darton is about 10 miles away. Yorkshire and the Humber combines stone-built terraces in the Pennine towns with brick semis and newer estates elsewhere, so materials and roof details need matching with care.
Planning rules that apply in Heckmondwike
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 Heckmondwike address depends on its history and any designations, which is why we check it at the first visit.
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).
Double-storey extension prices in Heckmondwike
Prices below are for Heckmondwike, using the Yorkshire and the Humber factor of ×0.94. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Heckmondwike: £1,460 to £2,820 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £35,500 – £43,000 | £40,500 – £53,500 | £51,500 – £68,000 |
| 4 m × 4 m, two floors 32 m² | £46,500 – £56,000 | £54,000 – £71,000 | £69,000 – £90,500 |
| 4 m × 6 m, two floors 48 m² | £69,500 – £83,500 | £81,000 – £106,500 | £103,500 – £135,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
What we take care of
- Insulation, plastering, electrics and plumbing to finish
- Breaking through at both levels, stairs and landing changes where needed
- Householder planning application where needed
- Measured survey, design and planning drawings
- Ground and first floor structure, roof tied into the existing roof
- Building regulations drawings and structural design
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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 Heckmondwike
Will my neighbours in Heckmondwike be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Heckmondwike, 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 I need building regulations approval in Heckmondwike?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,460 to £2,820 per m² of new floor area including VAT, compared with £1,640 to £3,200 per m² for single-storey work, because the foundations and roof are shared across two floors.
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 Heckmondwike
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.