Extra bedroom and en-suite extensions in Glossop
Our extra bedroom and en-suite extensions service in Glossop covers everything: measured survey, design, planning or permitted development checks, structural design, building control and the build itself.
Quick reference for homeowners in Glossop.
- Postcode districts
- SK13
- County / area
- Derbyshire, England
- Price region
- East Midlands
- Guide price
- £55,000–£74,000 (£1,960–£2,650 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
- Stalybridge (5.3 miles), Hyde (5.4 miles), New Mills (5.7 miles)
- Distance to Derby
- about 40.9 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%.
Glossop sits about 40.9 miles from Derby. Closer to home, Stalybridge is 5.3 miles away and Hyde 5.4 miles.
What it costs in Glossop
A guide price for Glossop: around £55,000–£74,000 (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). That works out at £1,960–£2,650 per m² of new floor space, including VAT at 20%. 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 | £1,800–£2,430 per m² | £50,500–£68,000 |
| Standard | £1,960–£2,650 per m² | £55,000–£74,000 |
| Premium | £2,350–£3,180 per m² | £66,000–£89,000 |
Planning and building regulations in Glossop
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 Glossop homes
Escape window and fire safety
A new first-floor bedroom needs an escape window with a clear opening of at least 0.33 m², at least 450 mm wide and high, and the bottom no more than 1,100 mm above the floor, unless there is a protected route to the stairs. We design the windows to meet this.
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.
How we'd run your project
Start at your house
We come to your home in Glossop, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about extra bedroom and en-suite extensions in Glossop
Who handles building regulations for a project in Glossop?
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 much does an extra bedroom and en-suite extension cost in Glossop?
Our guide for the East Midlands, which covers Glossop, is £1,960–£2,650 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 £55,000–£74,000 (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.
Which postcodes do you cover around Glossop?
We cover Glossop (SK13) and nearby places including Stalybridge, Hyde and New Mills, plus the rest of Derbyshire. The first site visit is free.
Can an en-suite go in a room with no window?
Yes. A shower room without a window is allowed, provided it has a mechanical extract fan to the outside that meets Part F. Many people prefer a window for daylight, but if it faces a neighbour it will usually need obscure glass. We plan the extract route early so the duct is hidden.
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
The same service in neighbouring towns:
Other extensions in Glossop
All two-storey extension services in Glossop · Extra bedroom and en-suite extensions across Derbyshire
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.