Two-storey side extensions in Burnley

Quick reference for homeowners in Burnley.

Postcode districts: BB10 and BB11
County / area: Lancashire, England
Price region: North West England
Guide price: £82,000–£109,500 (£1,950–£2,610 per m²)
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Nearest towns: Brierfield (1.7 miles), Nelson (Lancashire) (2.7 miles), Padiham (3.3 miles)
Distance to Preston: about 19.4 miles
First visit: Free, no obligation

About a two-storey side extension

A two-storey side extension suits a detached or semi-detached house with a side garden, driveway or garage wide enough to build on. You get a design that sits comfortably on the street, a planning application or permitted development check depending on your nation, structural design, building regulations approval and the build itself. We manage the whole process, and the work is carried out by vetted teams working under S&K.

We cover Burnley (BB10 and BB11) and the places around it, including Brierfield (1.7 miles), Nelson (Lancashire) (2.7 miles) and Padiham.

What it costs in Burnley

For budgeting in Burnley, allow around £82,000–£109,500 for a two-storey side extension with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £1,950–£2,610 per m² including VAT for North West England. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,790–£2,400 per m²	£75,500–£101,000
Standard	£1,950–£2,610 per m²	£82,000–£109,500
Premium	£2,340–£3,130 per m²	£98,000–£131,500

Planning and building regulations in Burnley

In England, a two-storey side extension always needs householder planning permission, because permitted development only allows single-storey extensions beyond a side wall. The fee is £548 (or £575 for applications made from 8 December 2026), and councils should decide within 8 weeks of validation. Expect them to look at set-back, roof height, gaps to the boundary and the effect on neighbours.

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 Burnley homes

Set-down and set-back

Councils usually want a two-storey side extension to look subordinate to the house. Setting the front wall back from the main front and dropping the ridge slightly below the main roof helps it read as an addition, and is often expected in local design guidance.

Matching the ridge and roof

A hipped house usually needs a hipped extension roof, and a gabled house a gable. Matching the pitch, tiles, ridge detail and brick bond is what makes a side extension look original rather than added, and councils look closely at it on a front-facing addition.

How we'd run your project

Start at your house
We come to your home in Burnley, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey side extensions in Burnley

Which postcodes do you cover around Burnley?

We cover Burnley (BB10 and BB11) and nearby places including Brierfield, Nelson (Lancashire) and Padiham, plus the rest of Lancashire. The first site visit is free.

How much does a two-storey side extension cost in Burnley?

Our guide for North West England, which covers Burnley, is £1,950–£2,610 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £82,000–£109,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Do I need planning permission for a two-storey side extension in Burnley?

Burnley is in England, so England planning rules apply. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

How long does a two-storey side 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.

Can I build a two-storey side extension over my driveway?

Yes, if the drive is wide enough for a useful room and the council accepts the design. You may lose off-road parking, which some councils weigh up, and the foundations need to suit the ground below. We check parking, drains and meter positions at the free site visit before any drawings are prepared.

Nearby

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

Other extensions in Burnley

All two-storey extension services in Burnley · Two-storey side extensions across Lancashire

Book a free site visit in Burnley and we'll tell you what's possible, what approvals you need and what the design stage would cost.