Planning permission for two-storey extensions in Merseyside

Merseyside at a glance

Nation: England
Price region: North West England
Postcode areas: CH, L, PR, WA
Towns covered: 42 listed below, plus surrounding villages
Site visits: Free, no obligation

What a planning application involves

Getting planning permission for a two-storey extension involves checking whether permitted development applies, preparing drawings and supporting information, submitting a householder application to the council and dealing with questions until a decision is made. Many two-storey extensions need permission, especially side, wraparound and front ones.

Towns in Merseyside include Liverpool (L1), Birkenhead (CH41), St Helens (WA9), Southport (PR8), Wallasey (CH44) and Bootle (L22). If yours isn't listed, we still cover it.

Fees

Planning drawings are a guide of £2,000–£3,500, priced in writing before the design stage starts. 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).

Rules in England

In England, a householder planning application costs £548 (or £575 for applications made from 8 December 2026), and councils should decide within 8 weeks of validation. Two-storey side, wraparound and front extensions always need permission. Rear extensions may be permitted development within the 3 m and 7 m limits, confirmed with a lawful development certificate costing £274 (about £288 for applications 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.

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

Design to local guidance

Most councils publish guidance on extensions covering set-backs, roof heights, boundary gaps and neighbours' light. Designing to it from the start makes approval more likely and reduces the chance of being asked to make changes during the application.

Check the history first

Planning conditions from when the house was built, earlier extensions and Article 4 directions can all remove permitted development rights. We check the council's records and your house's history before design starts, so the route is clear.

How we work in Merseyside

Visit and first ideas
One of our team visits your house in Merseyside, checks the walls, roof and drains, and sketches out options with you.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Towns we cover in Merseyside

Planning permission for two-storey extensions in Merseyside: questions

What happens if my planning application is refused?

You can change the design and apply again, or appeal. In England, a householder appeal must usually be made within 12 weeks of the decision. Often the best route is a revised design that answers the reasons for refusal. We read the officer's report and advise which option has the better chance.

Should I get pre-application advice from the council?

It can help on sensitive sites, such as conservation areas, corner plots or front extensions, where the council's view is hard to predict. Many councils charge for it and response times vary. For straightforward designs that follow local guidance, a well prepared application is often the quicker route.

Neighbouring areas

All extension services in Merseyside · About planning permission for two-storey extensions