Double-storey extensions in Shirley
A double-storey extension in Shirley starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in ShirleyFrom £36,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsB27, B28, B90, B91
Working in Shirley
Our survey diary covers Shirley, including B27, B28, B90, B91. We also work in nearby Solihull (2 miles), Birmingham (6 miles), Smethwick (8 miles), Halesowen (10 miles).
Across the West Midlands, brick-built semis with long gardens are common, so single-storey and two-storey rear extensions are popular choices.
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.
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).
Double-storey extension prices in Shirley
These guide figures apply our West Midlands adjustment (×0.97) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Shirley: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
What is included
- Measured survey, design and planning drawings
- Insulation, plastering, electrics and plumbing to finish
- Householder planning application where needed
- Breaking through at both levels, stairs and landing changes where needed
- Building regulations drawings and structural design
- Foundations sized for two floors
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
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
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about a double-storey extension in Shirley
How long does a double-storey extension take to build in Shirley?
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 Shirley?
Yes. We cover Shirley and the surrounding parts of West Midlands. Site visits are free and there is no obligation.
Will my neighbours in Shirley 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 Shirley
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.