Two-storey rear extensions in Ludlow

Ludlow: the key facts for this kind of project.

Postcode districts: SY7 and SY8
County / area: Shropshire, England
Price region: West Midlands
Guide price: £56,000–£75,500 (£2,000–£2,700 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: Leominster (10.3 miles), Ivington (11.9 miles), Bromyard (15.4 miles)
Distance to Telford: about 23.6 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.

Ludlow sits about 23.6 miles from Telford. Closer to home, Leominster is 10.3 miles away and Ivington 11.9 miles.

What it costs in Ludlow

Our guide for the West Midlands is £2,000–£2,700 per m² including VAT. On a project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that puts a two-storey rear extension in Ludlow at roughly £56,000–£75,500. 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	£1,840–£2,480 per m²	£51,500–£69,500
Standard	£2,000–£2,700 per m²	£56,000–£75,500
Premium	£2,400–£3,240 per m²	£67,000–£90,500

Planning and building regulations in Ludlow

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 Ludlow homes

Foundations and drains

Foundations for two storeys carry more load than a single storey and may need to go deeper near trees or on clay. Rear extensions often sit near drains, so we check sewer records early, as building over or near a public sewer may need the water company's agreement.

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.

How we'd run your project

Start at your house
We come to your home in Ludlow, 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.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey rear extensions in Ludlow

Which postcodes do you cover around Ludlow?

We cover Ludlow (SY7 and SY8) and nearby places including Leominster, Ivington and Bromyard, plus the rest of Shropshire. The first site visit is free.

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.

How much does a two-storey rear extension cost in Ludlow?

Our guide for the West Midlands, which covers Ludlow, is £2,000–£2,700 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 £56,000–£75,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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

We also cover places near Ludlow, including:

Other extensions in Ludlow

All two-storey extension services in Ludlow · Two-storey rear extensions across Shropshire

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Ludlow.