Two-storey rear extensions in Easton-in-Gordano

Useful details for planning a two-storey rear extension in Easton-in-Gordano.

Postcode districts: BS11
County / area: Bristol, England
Price region: South West England
Guide price: £57,500–£78,000 (£2,060–£2,780 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: Portishead (3 miles), Nailsea (3.9 miles), Bishopsworth (5.4 miles)
First visit: Free, no obligation

About a two-storey rear extension

A two-storey rear extension is a new two-floor addition built onto the back of your house, usually giving a larger kitchen or living space on the ground floor and one or two bedrooms or a bathroom above. Because both floors share one set of foundations and one roof, it adds a lot of floor space for the garden it uses. In some cases it can be built under permitted development, depending on where you live.

Around Easton-in-Gordano we also work in Portishead, Nailsea and Bishopsworth, and across the rest of Bristol. Postcode district in and near Easton-in-Gordano: BS11.

What it costs in Easton-in-Gordano

In South West England, which includes Easton-in-Gordano, we'd expect a two-storey rear extension to cost around £57,500–£78,000 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £2,060–£2,780 per m² including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,900–£2,560 per m²	£53,000–£71,500
Standard	£2,060–£2,780 per m²	£57,500–£78,000
Premium	£2,470–£3,340 per m²	£69,000–£93,500

Planning and building regulations in Easton-in-Gordano

In England, a two-storey rear extension can be permitted development if it goes no more than 3 m beyond the rear wall of the original house, stays at least 7 m from the rear boundary and matches the house's materials and roof pitch. It is not permitted development in conservation areas, National Landscapes, National Parks, World Heritage Sites or the Broads. Otherwise a householder application costs £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 Easton-in-Gordano homes

Depth and neighbours' light

Councils check that a two-storey rear extension does not take too much light or outlook from neighbouring windows, and many use a 45-degree line drawn from the nearest habitable window. We test this at sketch stage, so the depth you are shown is one that can realistically be approved.

Roof form

A hipped or gabled roof that matches the pitch of the main house usually looks best, and matching the pitch is a permitted development condition in England. Keeping the ridge below the main ridge makes the extension read as secondary and avoids awkward junctions with existing gutters and windows.

How we'd run your project

Visit and first ideas
One of our team visits your house in Easton-in-Gordano, checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Easton-in-Gordano and deal with any questions from the planning officer.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about two-storey rear extensions in Easton-in-Gordano

Which postcodes do you cover around Easton-in-Gordano?

We cover Easton-in-Gordano (BS11) and nearby places including Portishead, Nailsea and Bishopsworth, plus the rest of Bristol. The first site visit is free.

Do I need planning permission for a two-storey rear extension in Easton-in-Gordano?

Easton-in-Gordano is in England, so England planning rules apply. 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. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

How long does a two-storey rear 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.

Will a two-storey rear extension block my neighbour's light?

It can if it is too deep or too close to the boundary, which is why councils look closely at its effect on neighbouring windows and gardens. We test the design against light and outlook early, keep the first floor shorter or set in where needed, and use a hipped roof to reduce bulk on the boundary side.

Can I have a balcony on a two-storey rear extension?

In England, balconies, verandas and raised platforms are not permitted development, so a balcony on a two-storey rear extension needs planning permission. A Juliet balcony, a guard rail across full-height doors with no platform to stand on, is often a practical alternative, but it still needs checking against the rules and the council's approach to overlooking.

Nearby

The same service in neighbouring towns:

Other extensions in Easton-in-Gordano

All two-storey extension services in Easton-in-Gordano · Two-storey rear extensions across Bristol

The quickest next step is a visit. We'll look at your house in Easton-in-Gordano and give you an honest view of the options.