Double-storey extensions in Ross-on-Wye: design, approvals and build
From the first sketch to final sign-off, we plan and build double-storey extensions in Ross-on-Wye and the surrounding Herefordshire area.
- Guide price in Ross-on-WyeFrom £36,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsHR9
Will the council need to approve it?
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.
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.
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).
How much does a double-storey extension cost in Ross-on-Wye?
Labour and material costs vary across the UK, so for Ross-on-Wye we use our West Midlands factor (×0.97). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Ross-on-Wye: £1,500 to £2,910 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £36,500 – £44,000 | £41,500 – £55,000 | £53,500 – £70,000 |
| 4 m × 4 m, two floors 32 m² | £48,000 – £57,500 | £55,500 – £73,000 | £71,000 – £93,500 |
| 4 m × 6 m, two floors 48 m² | £72,000 – £86,500 | £83,500 – £109,500 | £107,000 – £140,000 |
For a figure based on your own dimensions, use our guide-price tool.
Extensions in and around Ross-on-Wye
Postcode districts we cover around Ross-on-Wye include HR9. We also work in nearby Ledbury (11 miles), Hereford (12 miles), Leominster (24 miles).
For homes towards Gloucestershire, Gloucester is around 15 miles away. Across the West Midlands, brick-built semis with long gardens are common, so single-storey and two-storey rear extensions are popular choices.
When a double-storey extension makes sense
- Houses with enough distance to the rear or side boundary
- Homeowners who would otherwise consider moving
- Growing families who need a bedroom as well as a bigger kitchen
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
We visit your Ross-on-Wye home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Double-storey extension questions answered
How long does a double-storey extension take to build in Ross-on-Wye?
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 Ross-on-Wye?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Ross-on-Wye 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.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,500 to £2,910 per m² of new floor area including VAT, compared with £1,700 to £3,300 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 Ross-on-Wye
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.