Two-storey extensions for detached houses in Beverley

Beverley: the key facts for this kind of project.

Postcode districts: HU17
County / area: East Riding of Yorkshire, England
Price region: Yorkshire and the Humber
Guide price: £79,000–£106,500 (£1,890–£2,530 per m²)
Approval route: Depends on position: a two-storey rear extension may be permitted development (3 m deep, 7 m from the rear boundary); a two-storey side extension needs planning permission.
Nearest towns: Hull (7.9 miles), Brough (10.1 miles), Barton-upon-Humber (10.9 miles)
Distance to Hull: about 7.9 miles
First visit: Free, no obligation

About a two-storey extension for a detached house

A two-storey extension for a detached house is a two-floor addition to the side, rear or both of a house that stands on its own plot. Detached houses often have room on more than one side, so there is more choice of layout and fewer shared-wall issues. The design still needs to respect boundaries, neighbours' windows and the look of the house.

We cover Beverley (HU17) and the places around it, including Hull (7.9 miles), Brough (10.1 miles) and Barton-upon-Humber.

What it costs in Beverley

In Yorkshire and the Humber, which includes Beverley, we'd expect a two-storey extension for a detached house to cost around £79,000–£106,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space), or £1,890–£2,530 per m² including VAT. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,740–£2,330 per m²	£73,000–£98,000
Standard	£1,890–£2,530 per m²	£79,000–£106,500
Premium	£2,260–£3,040 per m²	£95,000–£127,500

Planning and building regulations in Beverley

In England, a two-storey rear extension on a detached house can be permitted development within 3 m of the original rear wall and at least 7 m from the rear boundary, with matching roof pitch and materials, outside protected areas. Any two-storey side or wraparound extension needs planning permission, costing £548 (or £575 for applications made from 8 December 2026), with a decision due within 8 weeks of validation.

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

Design points for Beverley homes

Choosing the best side

On a detached house you can often extend on either side or the rear. We look at orientation for daylight, where the stairs and landing are, the distance to each boundary, drains and trees, so the extension goes where it adds the most useful space.

Larger spans and steelwork

Bigger extensions often mean wider openings and longer spans, which need more steel and sometimes a steel frame. The engineer designs these early, because the size of the steel affects ceiling heights, floor depths and the cost.

How we'd run your project

Understand the brief
At your home in Beverley we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Get it approved
Once you're happy with the design we submit it to the council for Beverley and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey extensions for detached houses in Beverley

Who handles building regulations for a project in Beverley?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

How long does a two-storey extension for a detached house take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

How much does a two-storey extension for a detached house cost in Beverley?

Our guide for Yorkshire and the Humber, which covers Beverley, is £1,890–£2,530 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £79,000–£106,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

How big an extension can a detached house take?

It depends on the plot, the boundaries and local design policy rather than a fixed limit. Under permitted development in England, extensions must not cover more than 50% of the land around the original house. With planning permission, the council judges size on proportion, neighbours and the character of the area.

Can I extend a detached house on both sides?

Sometimes. With planning permission, a council may accept extensions on both sides if the house stays well proportioned and keeps gaps to the boundaries. It is more common to extend on one side and the rear, or with a wraparound. We look at the plot as a whole before suggesting more than one extension.

Nearby

Close to Beverley? We work across the area, including:

Other extensions in Beverley

All two-storey extension services in Beverley · Two-storey extensions for detached houses across East Riding of Yorkshire

Tell us about your house in Beverley and we'll call you back to arrange a free, no-obligation visit.