Two-storey side extensions in Rastrick

Rastrick: the key facts for this kind of project.

Postcode districts: HD6
County / area: West Yorkshire, England
Price region: Yorkshire and the Humber
Guide price: £79,000–£106,500 (£1,890–£2,530 per m²)
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Nearest towns: Brighouse (0.8 miles), Elland (2.1 miles), Huddersfield (3 miles)
Distance to Leeds: about 12.2 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.

Rastrick sits about 12.2 miles from Leeds. Closer to home, Brighouse is 0.8 miles away and Elland 2.1 miles.

What it costs in Rastrick

A guide price for Rastrick: around £79,000–£106,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £1,890–£2,530 per m² of new floor space, including VAT at 20%. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,740–£2,330 per m²	£73,000–£98,000
Standard	£1,890–£2,530 per m²	£79,000–£106,500
Premium	£2,260–£3,040 per m²	£95,000–£127,500

Planning and building regulations in Rastrick

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 Rastrick 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.

Avoiding a terracing effect

Where semi-detached houses sit close together, side extensions on neighbouring houses can join up and turn a row of pairs into a terrace. Many councils ask for a gap to the boundary at first floor to stop this, so we check local guidance before fixing the width.

How we'd run your project

Start at your house
We come to your home in Rastrick, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Rastrick and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about two-storey side extensions in Rastrick

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 Rastrick?

Rastrick 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.

Which postcodes do you cover around Rastrick?

We cover Rastrick (HD6) and nearby places including Brighouse, Elland and Huddersfield, plus the rest of West Yorkshire. The first site visit is free.

Who handles building regulations for a project in Rastrick?

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.

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 Rastrick

All two-storey extension services in Rastrick · Two-storey side extensions across West Yorkshire

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.