Double-storey extensions in Oldham: design, approvals and build
Oldham homeowners can use us for the whole double-storey extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in OldhamFrom £36,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsM35, OL1, OL2, OL4, OL8
Covering Oldham
Across M35, OL1, OL2, OL4, OL8, OL9, we can visit, measure and advise. Nearby, we also take on projects in Chadderton (1 mile), Royton (2 miles), Failsworth (3 miles), Middleton (3 miles).
Just over the Lancashire border, Rawtenstall 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
- Foundations sized for two floors
- Insulation, plastering, electrics and plumbing to finish
- Breaking through at both levels, stairs and landing changes where needed
- Measured survey, design and planning drawings
- Householder planning application where needed
- Ground and first floor structure, roof tied into the existing roof
Planning rules that apply in Oldham
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
How much does a double-storey extension cost in Oldham?
Prices below are for Oldham, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Oldham: £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 |
For a figure based on your own dimensions, use our guide-price tool.
What happens next
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
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 Oldham
How long does a double-storey extension take to build in Oldham?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Do I need building regulations approval in Oldham?
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 Oldham?
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 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.
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 Oldham
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.