What is a double-storey extension?
A double-storey extension (also called a two-storey extension) adds rooms on both the ground and first floor in one build. It typically gives a larger kitchen or living space downstairs and an extra bedroom or bathroom above.
How much does a double-storey extension cost in Wednesfield?
In Wednesfield, a double-storey extension typically costs £1,600–£2,400 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £57,500–£86,500. Prices in the West Midlands sit near the national average for this kind of work, and the range for Wednesfield reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £40,000–£60,000 |
| Typical project (36 m²) | £57,500–£86,500 |
| Larger project (50 m²) | £80,000–£120,000 |
| Rate per m² | £1,600–£2,400 |
What moves the price most:
- Steel beams where walls are opened up
- Brick matching and external finishes
- Roof design and how it joins the existing roof
- Total floor area across both floors
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a double-storey extension in Wednesfield?
Approvals for a double-storey extension in Wednesfield follow the rules for England. In England an extension of more than one storey can only be permitted development at the rear, no more than 3 metres deep and at least 7 metres from the rear boundary, with matching materials and any upper side windows obscure-glazed. Most double-storey extensions therefore go through a householder planning application.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
From survey to sign-off, the job normally involves:
- Building control sign-off
- Foundations, drainage and scaffolding
- Structural engineer’s calculations
- Windows, doors and staircase alterations
- Opening up at both levels with steel beams
- Electrics, heating, plumbing and plastering
How long does it take?
The build itself usually takes 14 to 20 weeks on site, after planning and building control approval. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Wednesfield
Across the West Midlands, inter-war and post-war semis make up much of the housing, giving good scope for two-storey side extensions and hip-to-gable lofts.
From WV11 outwards, we take on projects throughout Wednesfield and the surrounding parts of the West Midlands.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about double-storey extensions in Wednesfield
How close can it be to my neighbour?
Councils look at loss of light and outlook for neighbours. Many apply a 45-degree guideline from the nearest neighbouring window. We design to the council’s published guidance to give the application the best chance.
How much does a double-storey extension cost in Wednesfield?
In Wednesfield, a double-storey extension typically costs £1,600–£2,400 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £57,500–£86,500. Your fixed price depends on the survey and drawings.
Can I live at home during the work?
Most families stay put. The shell is built first and the house is opened up late in the job, so disruption inside is limited to a few weeks.
Who approves a double-storey extension in Wednesfield?
Planning matters in Wednesfield go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Is a double-storey extension cheaper per square metre?
Usually yes. You pay for one set of foundations and one roof but get two floors of space, so the cost per square metre is often lower than a single-storey extension.