Double-storey extensions in Pontefract
Planning a double-storey extension in Pontefract? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in PontefractFrom £35,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsWF7, WF8, WF10, WF11
What we take care of
- Ground and first floor structure, roof tied into the existing roof
- Insulation, plastering, electrics and plumbing to finish
- Measured survey, design and planning drawings
- Foundations sized for two floors
- Householder planning application where needed
Do I need planning permission in Pontefract?
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.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
Local to Pontefract
Postcode districts we cover around Pontefract include WF7, WF8, WF10, WF11. Neighbouring towns we cover include Castleford (3 miles), South Elmsall (7 miles), Wakefield (8 miles), Ossett (11 miles).
Just over the South Yorkshire border, Adwick le Street 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.
What should I budget for a double-storey extension in Pontefract?
Prices below are for Pontefract, 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 Pontefract: £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.
From first visit to completion
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
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 Pontefract
Do you cover all of Pontefract?
Yes. We cover Pontefract and the surrounding parts of West Yorkshire. Site visits are free and there is no obligation.
Will my neighbours in Pontefract 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.
Who do I contract with for a double-storey extension in Pontefract?
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.
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 Pontefract
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.