Two-storey extensions for end-of-terrace houses in East Riding of Yorkshire

East Riding of Yorkshire at a glance

Nation: England
Price region: Yorkshire and the Humber
Postcode areas: DN, HU, YO
Towns covered: 8 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.

Towns in East Riding of Yorkshire include Hull (HU1), Bridlington (YO15), Beverley (HU17), Goole (DN14), Brough (HU14) and Driffield (YO25). If yours isn't listed, we still cover it.

Guide price in Yorkshire and the Humber

Expect a two-storey extension for an end-of-terrace house in East Riding of Yorkshire to land somewhere around £79,000–£106,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Our Yorkshire and the Humber guide rate is £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	Typical project
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

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

Older walls and foundations

Many terraces are older, with shallow footings and solid walls. Tying a new two-storey extension into them needs a careful structural design and sometimes movement joints, and we check the gable wall and its foundations before the design is fixed.

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.

How we work in East Riding of Yorkshire

Look at the house
We start in East Riding of Yorkshire with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Towns we cover in East Riding of Yorkshire

Two-storey extensions for end-of-terrace houses in East Riding of Yorkshire: questions

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

In Yorkshire and the Humber our guide is £1,890–£2,530 per m² including VAT, so about £79,000–£106,500 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 I build a two-storey side extension on a corner plot?

Often, but it needs planning permission and careful design. Councils protect the openness of corners and the view along the road, so they usually expect a gap to the pavement, a set-back from the front and a side wall with windows rather than a blank wall. We check local guidance and nearby examples first.

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.

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 I need planning permission in East Riding of Yorkshire?

East Riding of Yorkshire 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 East Riding of Yorkshire · About two-storey extensions for end-of-terrace houses