Two-storey side extensions in Ross-on-Wye

The basics for Ross-on-Wye at a glance.

Postcode districts: HR9
County / area: Herefordshire, England
Price region: West Midlands
Guide price: £86,000–£115,500 (£2,050–£2,750 per m²)
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Nearest towns: Cinderford (7 miles), Ledbury (10.2 miles), Belmont (Herefordshire) (11.5 miles)
Distance to Hereford: about 11.6 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 Ross-on-Wye (HR9) and the places around it, including Cinderford (7.0 miles), Ledbury (10.2 miles) and Belmont (Herefordshire).

What it costs in Ross-on-Wye

Most of the cost of a two-storey side extension is set by its size and specification. For Ross-on-Wye and the rest of the West Midlands, our guide is £2,050–£2,750 per m² including VAT, so about £86,000–£115,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,890–£2,530 per m²	£79,000–£106,500
Standard	£2,050–£2,750 per m²	£86,000–£115,500
Premium	£2,460–£3,300 per m²	£103,500–£138,500

Planning and building regulations in Ross-on-Wye

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 Ross-on-Wye 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

Measure and listen
A visit to Ross-on-Wye to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
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.
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 Ross-on-Wye

How much does a two-storey side extension cost in Ross-on-Wye?

Our guide for the West Midlands, which covers Ross-on-Wye, is £2,050–£2,750 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 £86,000–£115,500. 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 Ross-on-Wye?

Ross-on-Wye 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.

Who handles building regulations for a project in Ross-on-Wye?

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

Close to Ross-on-Wye? We work across the area, including:

Other extensions in Ross-on-Wye

All two-storey extension services in Ross-on-Wye · Two-storey side extensions across Herefordshire

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