Extra bedroom and en-suite extensions in Chorley

What we'd confirm first for a project in Chorley.

Postcode districts: PR6 and PR7
County / area: Lancashire, England
Price region: North West England
Guide price: £53,000–£72,000 (£1,900–£2,560 per m²), plus £5,500–£11,000 for the en-suite
Approval route: It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.
Nearest towns: Clayton-le-Woods (3.9 miles), Horwich (4.3 miles), Leyland (4.4 miles)
Distance to Preston: about 8.6 miles
First visit: Free, no obligation

About an extra bedroom and en-suite extension

An extra bedroom and en-suite extension is a two-storey extension planned around a new double bedroom with its own shower room on the first floor, with a ground-floor room below. It is one of the most effective ways to add space for a growing family. Nationwide's 2025 research linked adding a double bedroom and bathroom to a three-bed, one-bathroom house with value gains of up to 24%.

We cover Chorley (PR6 and PR7) and the places around it, including Clayton-le-Woods (3.9 miles), Horwich (4.3 miles) and Leyland.

What it costs in Chorley

Most of the cost of an extra bedroom and en-suite extension is set by its size and specification. For Chorley and the rest of North West England, our guide is £1,900–£2,560 per m² including VAT, so about £53,000–£72,000 (plus £5,500–£11,000 for the en-suite) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,750–£2,360 per m²	£49,000–£66,000
Standard	£1,900–£2,560 per m²	£53,000–£72,000
Premium	£2,280–£3,080 per m²	£64,000–£86,000

Planning and building regulations in Chorley

In England, an extra bedroom extension at the rear can be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary. Upper side windows, including en-suite windows, must be obscure-glazed and non-opening below 1.7 m. Side or deeper designs need planning permission, costing £548 (or £575 for applications made from 8 December 2026).

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 Chorley homes

Connecting to the landing

The new bedroom must be reached from the existing landing, usually through a new opening in the outside wall or by taking part of an existing bedroom as a corridor. We look at the stairs and landing first, because a poor connection can waste much of the new space.

Sound and privacy

Bedrooms above a kitchen or family room benefit from an insulated floor to reduce noise. Side-facing upstairs windows usually have to be obscure-glazed, so we place the main bedroom window to the rear and the en-suite window to the side where possible.

How we'd run your project

Free site visit
We visit your home in Chorley, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Get it approved
Once you're happy with the design we submit it to the council for Chorley and deal with any questions from the planning officer.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about extra bedroom and en-suite extensions in Chorley

Who handles building regulations for a project in Chorley?

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.

Which postcodes do you cover around Chorley?

We cover Chorley (PR6 and PR7) and nearby places including Clayton-le-Woods, Horwich and Leyland, plus the rest of Lancashire. The first site visit is free.

How much does an extra bedroom and en-suite extension cost in Chorley?

Our guide for North West England, which covers Chorley, is £1,900–£2,560 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £53,000–£72,000 (plus £5,500–£11,000 for the en-suite). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

What goes on the ground floor below a new bedroom?

Whatever suits you: a bigger kitchen, a family room, a study, a utility or a downstairs shower room. The ground floor usually costs about the same whatever it is used for, apart from kitchen units and bathroom fittings, which are priced separately.

Does an extra bedroom add value to my house?

It usually does, though not always by the full cost. Nationwide's 2025 research found that adding a double bedroom to a two-bed house was linked to about 13% higher value, and a double bedroom and bathroom on a three-bed, one-bathroom house up to 24%. Local ceiling prices still apply.

Nearby

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

Other extensions in Chorley

All two-storey extension services in Chorley · Extra bedroom and en-suite extensions across Lancashire

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.