First-floor extensions in Goole

Useful details for planning a first-floor extension in Goole.

Postcode districts: DN14
County / area: East Riding of Yorkshire, England
Price region: Yorkshire and the Humber
Guide price: £23,000–£33,500 (£1,660–£2,390 per m²)
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: Thorne (7.3 miles), Scalby (7.9 miles), Selby (9.5 miles)
Distance to Hull: about 22.3 miles
First visit: Free, no obligation

About a first-floor extension

A first-floor extension is a new upstairs room built on top of an existing single-storey part of your house, such as a rear kitchen extension, a utility or a side annexe. It adds a bedroom, bathroom or study without enlarging the footprint. Whether it works depends mainly on whether the walls and foundations below can carry the extra load.

We cover Goole (DN14) and the places around it, including Thorne (7.3 miles), Scalby (7.9 miles) and Selby.

What it costs in Goole

For budgeting in Goole, allow around £23,000–£33,500 for a first-floor extension with 4 m × 3.5 m of new first-floor space (14 m²). That's based on £1,660–£2,390 per m² including VAT for Yorkshire and the Humber. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	4 m × 3.5 m of new first-floor space (14 m²)
Essential	£1,520–£2,200 per m²	£21,500–£31,000
Standard	£1,660–£2,390 per m²	£23,000–£33,500
Premium	£1,990–£2,870 per m²	£28,000–£40,000

Planning and building regulations in Goole

In England, adding a first floor turns a single-storey extension into one of more than one storey. To be permitted development, the extension as a whole must go no more than 3 m beyond the rear wall of the original house and stay at least 7 m from the rear boundary, with matching materials and roof pitch. Over a side extension it always needs 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 Goole homes

Can the existing structure take it?

Many single-storey extensions were built with foundations, walls and lintels sized for one storey. We find out what is there with trial holes and, where available, the original building control drawings. The engineer then decides whether to reuse, strengthen or rebuild parts of the structure.

Tying into the house

The new floor and walls must line up with the existing first floor, often through a new opening in the rear wall above the old one. Floor levels, the position of upstairs windows and the existing roof all affect where the opening can go, so we survey both floors carefully.

How we'd run your project

Start at your house
We come to your home in Goole, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
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.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.

Questions about first-floor extensions in Goole

How much does a first-floor extension cost in Goole?

Our guide for Yorkshire and the Humber, which covers Goole, is £1,660–£2,390 per m² including VAT. A typical project with 4 m × 3.5 m of new first-floor space (14 m²) comes to about £23,000–£33,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

How long does a first-floor extension 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.

Who handles building regulations for a project in Goole?

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.

Will the first-floor extension match my house?

It should, and in England matching materials and roof pitch is a condition of permitted development. We match brick, tile, mortar colour and window style where we can, and tell you at the design stage if an exact brick match is not available, so you can choose between the closest match and render or cladding.

Can I build on top of my existing single-storey extension?

Often yes, but only after the structure has been checked. Foundations, walls and lintels built for one storey may not carry two. We dig trial holes, look for the original building control approval and ask the structural engineer to confirm what can stay, what needs strengthening and what must be rebuilt.

Nearby

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

Other extensions in Goole

All two-storey extension services in Goole · First-floor extensions across East Riding of Yorkshire

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