A double-storey extension adds two floors of new space to your house in one build, typically a larger kitchen or living room downstairs with an extra bedroom, bathroom or en-suite above, sharing one set of foundations and one roof.
Great Wyrley sits within our coverage for a double-storey extension, as do neighbouring Cannock, Bloxwich and Burntwood. Before giving a price we want to see the property: the condition of what's there now, the access, and anything that might need extra work. The guide range for the West Midlands is £59,000–£118,000 including VAT, and your written quote will spell out exactly what that covers.
- Guide price
- £59,000–£118,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- WS6
- Planning rules
- England
- Local area
- Staffordshire
- Survey
- Free, with a written quote
Double-storey extensions prices in Great Wyrley
Below is a breakdown of typical costs for a double-storey extension in Great Wyrley. Because rates in the West Midlands are about 2% below the national guide, the overall guide comes to £59,000–£118,000, including VAT. Size, materials and access move the figure, and a free-of-charge survey settles it.
| Type of job | What it usually involves | Guide in Great Wyrley |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £39,000–£64,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £59,000–£118,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £98,000–£176,000 |
Expect these to shape the final quote:
- Combined floor area across both storeys
- How the new roof joins the existing roof
- Bathrooms, en-suites and plumbing on the upper floor
- Scaffolding duration, access and the level of finishes
Scope of the work
- Insulated cavity walls with brick or render to match the house
- First-floor joists, stud walls and new openings upstairs
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Building in Great Wyrley
Stoke-on-Trent has long rows of Victorian terraces from its pottery industry, often in red brick with Staffordshire blue brick details. Stafford, Lichfield and Tamworth mix Georgian and Victorian centres with interwar and post-war estates, Burton has brewery-era terraces, and the Staffordshire Moorlands around Leek use local gritstone.
Potteries terraces suit attic rooms, rear extensions and repointing; many need roof and window renewal. Semis and estate homes commonly take side extensions and driveways, and Moorlands stone homes call for lime work.
Whatever era your Great Wyrley home dates from, we plan a double-storey extension around how it is actually built rather than a one-size-fits-all specification.
Do you need permission in Great Wyrley?
Great Wyrley is in England, so the planning and building rules set out below are the ones that apply. We confirm the details with the council before we quote.
In England, a two-storey rear extension can only be permitted development if it is no more than 3 m deep, at least 7 m from the rear boundary and finished to match the house. Most double-storey and all two-storey side extensions need full planning permission.
Building Regulations approval is needed, with structural calculations for beams, foundations and the roof. The Party Wall etc. Act 1996 often applies on semi-detached and terraced houses.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
Survey and measure
A free survey comes first. It gives us what we need to price a double-storey extension properly, including dimensions, existing materials and access for deliveries, and gives you the chance to ask anything you like.
Written quote
The quote arrives in writing, not over the phone. It covers the full scope, the finishes you've chosen, any exclusions and the payment schedule, with a fixed price tied to that specification.
Dates and permissions
We handle the paperwork side: checking whether planning permission or building control approval is needed, submitting applications where they are, and scheduling the trades and materials around your dates.
Build and hand over
Work goes ahead as scheduled and you deal with one contact throughout. When the last trade leaves, we clear and clean the site, talk you through what has been done and pass on any certificates and care instructions.
Why homeowners choose us
Frequently asked questions
How much does a double-storey extension cost?
A typical double-storey extension of 30–40m² across both floors costs £59,000–£118,000, built to a plastered finish. As a rough guide, allow around £1,400–£2,600 per square metre plus fixed costs for groundworks, scaffolding and fees. The second storey usually costs less per square metre than the first, because foundations and roof are shared. Bathrooms upstairs and a complex roof add most. We confirm a fixed price after the survey.
Can we live at home while it is built?
Most families stay at home during a double-storey extension. The new structure is built outside first, and we only break through into the existing rooms near the end, usually one floor at a time. Upstairs, this may mean a bedroom is out of use for a week or two. We fit dust screens, protect floors and stairs, and plan any time without water or power in advance.
Do I need planning permission in Great Wyrley?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Great Wyrley is in England, so England's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
What happens at the survey?
We visit your home at a time that suits you, look at the area involved, take measurements and check access, condition and any services that might be affected. We talk through what you want from a double-storey extension, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
How long does a double-storey extension take?
A double-storey extension typically takes 14–22 weeks on site, depending on size, roof design and weather. Foundations and ground-floor walls come first, then the first-floor joists, upper walls and roof. Once it is weathertight, electrics, plumbing, plastering and finishes follow. Allow extra time beforehand for drawings, calculations and approvals. We give you a stage-by-stage programme with your quote.
Nearby towns
From WS6 to the edges of Great Wyrley and on into Cannock, Bloxwich and Burntwood, we can arrange a site visit and a written quote for your project, planned around dates that work for you.