Ossett double-storey extensions, designed and built
Thinking about a double-storey extension for your Ossett 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 OssettFrom £35,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsWF5, WF12
Local to Ossett
Postcode districts we cover around Ossett include WF5, WF12. Neighbouring towns we cover include Dewsbury (2 miles), Batley (3 miles), Wakefield (3 miles), Morley (4 miles).
For homes towards South Yorkshire, Darton is around 7 miles away. Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
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
Do I need planning permission in Ossett?
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.
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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Guide prices for Ossett
Labour and material costs vary across the UK, so for Ossett we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Ossett: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Our process, step by step
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
We visit your Ossett home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about double-storey extensions
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Ossett, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for a double-storey extension in Ossett?
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.
How long does a double-storey extension take to build in Ossett?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
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 £1,460 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.
Book a free site visit in Ossett
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.