Double-storey extensions in Royton
If you live in Royton and want more space without moving, a double-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in RoytonFrom £36,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsOL1, OL2, OL9
Local to Royton
Across OL1, OL2, OL9, we can visit, measure and advise. Neighbouring towns we cover include Chadderton (2 miles), Oldham (2 miles), Middleton (3 miles), Rochdale (4 miles).
For homes towards Lancashire, Rawtenstall is around 11 miles away. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Planning rules that apply in Royton
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 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.
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 Royton
Prices below are for Royton, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Royton: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Included in a typical project
- Ground and first floor structure, roof tied into the existing roof
- Measured survey, design and planning drawings
- Insulation, plastering, electrics and plumbing to finish
- Foundations sized for two floors
- Building regulations drawings and structural design
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
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.
Common questions in Royton
Will my neighbours in Royton 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.
How long does a double-storey extension take to build in Royton?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Do you cover all of Royton?
Yes. We cover Royton and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
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 £1,470 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.
Book a free site visit in Royton
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.