Double-storey extensions in Rotherham
From the first sketch to final sign-off, we plan and build double-storey extensions in Rotherham and the surrounding South Yorkshire area.
- Guide price in RotherhamFrom £35,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsS5, S9, S60, S61, S62
Double-storey extension prices in Rotherham
Prices below are for Rotherham, 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 Rotherham: £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.
Included in a typical project
- Ground and first floor structure, roof tied into the existing roof
- Breaking through at both levels, stairs and landing changes where needed
- Insulation, plastering, electrics and plumbing to finish
- Foundations sized for two floors
Working in Rotherham
Postcode districts we cover around Rotherham include S5, S9, S60, S61, S62, S65. We also work in nearby Rawmarsh (2 miles), Sheffield (6 miles), Dinnington (8 miles), Barnsley (10 miles).
Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
Planning and approvals in Rotherham
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 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).
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
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a double-storey extension in Rotherham
Will my neighbours in Rotherham 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.
Do you cover all of Rotherham?
Yes. We cover Rotherham and the surrounding parts of South Yorkshire. Site visits are free and there is no obligation.
How long does a double-storey extension take to build in Rotherham?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
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.
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 Rotherham
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.