Double-storey extensions across Ormskirk
Thinking about a double-storey extension for your Ormskirk home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in OrmskirkFrom £36,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsL39
Planning and approvals in Ormskirk
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 Ormskirk 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 Ormskirk
Across L39, we can visit, measure and advise. We also work in nearby Skelmersdale (5 miles), Leyland (12 miles), Chorley (12 miles), Lytham St Annes (13 miles).
Maghull, in Merseyside, is roughly 4 miles from Ormskirk 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.
What is included
- Building regulations drawings and structural design
- Ground and first floor structure, roof tied into the existing roof
- Measured survey, design and planning drawings
- Householder planning application where needed
- Insulation, plastering, electrics and plumbing to finish
Guide prices for Ormskirk
For Ormskirk 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 Ormskirk: £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 |
Try the guide-price tool to see a range for your own size and finish.
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
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Common questions in Ormskirk
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ormskirk, 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 Ormskirk?
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 Ormskirk?
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.
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.
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.
Book a free site visit in Ormskirk
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.