Two-storey side extensions in Padiham
A two-storey side extension is one of the most space-efficient ways to add bedrooms and living space to a house in Padiham, because the new floors share one set of foundations and one roof.
The basics for Padiham at a glance.
- Postcode districts
- BB12
- 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
- Burnley (3.3 miles), Brierfield (3.7 miles), Accrington (3.8 miles)
- Distance to Preston
- about 16.1 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.
Padiham sits about 16.1 miles from Preston. Closer to home, Burnley is 3.3 miles away and Brierfield 3.7 miles.
What it costs in Padiham
In North West England, which includes Padiham, we'd expect a two-storey side extension to cost around £82,000–£109,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space), or £1,950–£2,610 per m² including VAT. Keep a contingency of around 10% for things nobody can see until the ground is opened up.
| 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 Padiham
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 Padiham homes
Access and services
Side extensions often cover the only route to the back garden, a gas meter, soil pipes or a drain run. We plan bin and bike access, move meters and pipes where needed and check drains early, because these items affect both cost and layout.
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.
How we'd run your project
Look at the house
We start in Padiham with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Padiham.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Questions about two-storey side extensions in Padiham
Which postcodes do you cover around Padiham?
We cover Padiham (BB12) and nearby places including Burnley, Brierfield and Accrington, plus the rest of Lancashire. The first site visit is free.
Who handles building regulations for a project in Padiham?
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.
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.
Do I need planning permission for a two-storey side extension in Padiham?
Padiham 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.
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
The same service in neighbouring towns:
Other extensions in Padiham
- Rear
- Wraparound
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Padiham · Two-storey side extensions across Lancashire
Want a figure first? Try our guide price tool, then book a free visit to firm it up.