Two-storey side extensions in Staffordshire

Staffordshire at a glance

Nation: England
Price region: West Midlands
Postcode areas: B, DE, ST, WS, WV
Towns covered: 21 listed below, plus surrounding villages
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Site visits: Free, no obligation

What a two-storey side extension involves

A two-storey side extension is a new two-floor addition built into the space beside your house, often over a driveway or side passage. It typically adds one or two bedrooms upstairs and a utility, study or larger kitchen below, without giving up rear garden.

The main places we list in Staffordshire are Stoke-on-Trent (ST1), Newcastle-under-Lyme (ST5), Burton upon Trent (DE13), Cannock (ST19), Tamworth (B77) and Stafford (ST16). We cover the villages in between too.

Guide price in the West Midlands

Our guide for the West Midlands is £2,050–£2,750 per m² including VAT. On a project with a 3 m × 7 m footprint on two floors (42 m² of new floor space), that puts a two-storey side extension in Staffordshire at roughly £86,000–£115,500. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	Typical project
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

Rules in England

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.

The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

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.

Side windows, boundaries and gutters

Upstairs windows in the side wall face the neighbour, so they are usually obscure-glazed and fixed, or left out. Building close to the boundary also raises questions about foundations, overhanging gutters and access for maintenance, so we design the eaves and gutter to stay within your land.

How we work in Staffordshire

Start at your house
We come to your home in Staffordshire, 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.
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.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Towns we cover in Staffordshire

Two-storey side extensions in Staffordshire: questions

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

In 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). Essential and Premium specs move that by roughly 8% down or 20% up.

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.

Will I need planning permission in Staffordshire?

Staffordshire is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.

Neighbouring areas

All extension services in Staffordshire · About two-storey side extensions