Two-storey extensions for end-of-terrace houses in Derbyshire

Derbyshire at a glance

Nation: England
Price region: East Midlands
Postcode areas: DE, NG, S, SK
Towns covered: 22 listed below, plus surrounding villages
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Site visits: Free, no obligation

What a two-storey extension for an end-of-terrace house involves

This service suits you if you own an end-of-terrace house with land to the side or a reasonable rear garden.

The main places we list in Derbyshire are Derby (DE1), Chesterfield (S40), Long Eaton (DE72), Ilkeston (DE7), Swadlincote (DE11) and Staveley (S43). We cover the villages in between too.

Guide price in the East Midlands

For budgeting in Derbyshire, allow around £84,500–£113,000 for a two-storey extension for an end-of-terrace house with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £2,010–£2,700 per m² including VAT for the East Midlands. Keep a contingency of around 10% for things nobody can see until the ground is opened up.

Spec	Per m²	Typical project
Essential	£1,850–£2,480 per m²	£77,500–£104,000
Standard	£2,010–£2,700 per m²	£84,500–£113,000
Premium	£2,410–£3,230 per m²	£101,500–£136,000

Rules in England

In England, a two-storey side extension on an end-of-terrace house always needs planning permission, costing £548 (or £575 for applications made from 8 December 2026). A two-storey rear extension can be permitted development within 3 m of the original rear wall and 7 m from the rear boundary. On a corner plot, nothing can go beyond a side wall that fronts a highway under permitted development.

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.

The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

Continuing the terrace roof

A side extension on an end-of-terrace house usually continues the roofline of the row, so the pitch, eaves height and tiles must match. A small step down in the ridge and a set-back at the front often help the extension read as an addition rather than an extra house.

Corner plots

Many end-of-terrace houses sit on corners, where the side wall faces a road. In England nothing can be built beyond a side wall that fronts a highway under permitted development, and councils guard open corners, so we keep a gap to the pavement and design the side wall as a second front.

How we work in Derbyshire

Visit and first ideas
One of our team visits your house in Derbyshire, checks the walls, roof and drains, and sketches out options with you.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
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 and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.

Towns we cover in Derbyshire

Two-storey extensions for end-of-terrace houses in Derbyshire: questions

How much does a two-storey extension for an end-of-terrace house cost in Derbyshire?

In the East Midlands our guide is £2,010–£2,700 per m² including VAT, so about £84,500–£113,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Can an end-of-terrace house have a wraparound extension?

Yes, if there is room to the side and rear. It combines a side extension over the open plot with a rear extension, and it always needs planning permission in England. It gives a large open-plan ground floor, but it also affects the attached neighbour and the street, so we test it carefully.

Will my end-of-terrace extension look like a new house on the end?

It should not, if it is designed well. A slightly lower ridge, a set-back from the front wall and a different front door position help it read as an extension. Councils often ask for this to avoid an extension that looks like an extra terraced house.

Are old terrace foundations strong enough to extend next to?

Usually, but they need checking. Older terraces often have shallow brick footings, and a new two-storey extension sits on deeper, modern foundations alongside them. The structural engineer designs the junction so the two can move slightly without cracking, and we dig trial holes to see what is there before the design is fixed.

Will I need planning permission in Derbyshire?

Derbyshire is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.

Neighbouring areas

All extension services in Derbyshire · About two-storey extensions for end-of-terrace houses