Double Storey Rear Extension Beeston
A double storey rear extension adds two full floors of space to the back of your Beeston home – typically a larger kitchen-diner downstairs and an extra bedroom or bathroom upstairs. It is one of the most cost-effective ways to gain serious space without moving.
We design and build across Beeston, Chilwell and the surrounding NG9 streets, handling everything from drawings and planning permission through to the finished build.
- Full design and build service – one team from drawings to decoration
- Planning applications managed with Broxtowe Borough Council
- Fixed written quotes with clear payment stages
Double Storey Rear Extensions for Beeston Homes
Beeston has a great mix of housing for double storey rear extensions – Victorian and Edwardian terraces near the town centre, 1930s semis around Bramcote Lane and Wollaton Road, and post-war homes towards Chilwell and Beeston Rylands. Most of these properties have decent rear gardens, which makes a two storey addition at the back a natural fit.
Extending upwards as well as outwards is far better value than a single storey alone. The foundations, groundworks and roof are shared across two floors, so the cost per square metre drops sharply. A typical Beeston project gives you an open-plan kitchen-diner with garden access downstairs and a fourth bedroom or a master suite with en-suite above.
Because a two storey extension almost always needs planning permission, local knowledge matters. We know how Broxtowe Borough Council assesses rear projections, neighbour amenity and the 45-degree rule, and we design schemes that get approved first time. We also plan builds around Beeston’s tighter terraced access, arranging skips, deliveries and scaffolding so the street stays workable for your neighbours.
Every project starts with a free site survey. We measure up, talk through what you want from the space, and give you a fixed written quote with realistic timescales – usually 14 to 20 weeks on site for a double storey rear build.
Best For
Growing families in Beeston semis and terraces who need an extra bedroom and a bigger kitchen but do not want the cost and upheaval of moving house.
Quick Facts
Typical size: 3m-4m deep across the rear. Build time: 14-20 weeks. Planning permission: almost always required. Party wall notices: usually needed for semis and terraces.
Benefits of a Double Storey Rear Extension in Beeston
Two floors of new space, one build, one set of foundations – here is what that gives you.
- Better value per square metre – the second storey shares the foundations and roof, so it typically costs 40-50% less per square metre than building the same space as a single storey.
- Extra bedroom and bathroom – move from a three-bed to a four-bed layout, a big step up in a family area like Beeston with strong school catchments.
- Open-plan kitchen-diner – the ground floor creates the large sociable kitchen and dining space most older Beeston homes lack.
- Strong added value – a well-built two storey rear extension typically adds 15-20% to the value of a Beeston semi, often more than the build cost.
- Keeps your garden usable – by going up as well as out, you gain more floor area for less garden footprint than a big single storey.
- Cheaper than moving – avoid stamp duty, agent fees and moving costs while staying near Beeston’s tram, trains and town centre.
Our Double Storey Extension Process
A clear staged process from first visit to final sign-off.
Free Site Survey
We visit your Beeston home, measure the rear of the property and discuss layouts, budget and timescales.
Design and Drawings
We prepare scaled plans and elevations showing the new two storey addition and how it connects to the existing house.
Planning Application
We submit to Broxtowe Borough Council and manage the process, including any neighbour queries. Decisions usually take about 8 weeks.
Building Regs and Party Wall
Structural calculations and building regulations drawings are completed, and party wall notices served where needed.
Foundations and Shell
Groundworks, brickwork to two storeys, roof, windows and doors – the extension is made weathertight.
First and Second Fix
Electrics, plumbing, plastering, kitchen or bathroom fit-out, flooring and decoration to a finished standard.
Sign-Off and Handover
Building control issues the completion certificate and we hand over your finished extension with guarantees.
Double Storey Rear Extension Costs in Beeston
Guide prices for 2026. Every home is different, so treat these as realistic ranges – your fixed quote follows the free survey.
| Project Size | Typical Spec | Guide Price |
|---|---|---|
| 3m deep x 5m wide (approx 30sqm over two floors) | Kitchen-diner below, bedroom above, standard finish | £75,000 – £95,000 |
| 4m deep x 6m wide (approx 48sqm over two floors) | Open-plan kitchen-diner, bedroom with en-suite above | £95,000 – £130,000 |
| Large or complex builds | Steel-heavy open plan, bifolds, premium kitchen and bathroom | £130,000 – £170,000+ |
Prices include structure, roofing, windows, first and second fix and standard finishes. Kitchens, bathrooms, drawings, planning fees and VAT vary by project – we itemise everything in your written quote.
Planning Permission in Beeston
📋 What to expect from Broxtowe Borough Council
Double storey rear extensions almost never fall under permitted development, so a full planning application is the normal route. Broxtowe Borough Council will look at the depth of the projection, the distance to neighbouring windows, overshadowing under the 45-degree rule, and whether materials match your existing house. Semis and terraces – common across Beeston and Chilwell – also usually need party wall agreements with next-door neighbours. We handle the drawings, the application and the party wall notices for you, and our schemes are designed to pass first time. Allow around 8 weeks for a decision.
Areas We Cover
Based locally, we build double storey extensions across Beeston and the wider area.
Not listed? We cover most of the surrounding area – get in touch to check.
Double Storey Rear Extensions We Have Built
What Beeston Homeowners Say
“Our 1930s semi in Beeston went from three beds to four with a stunning kitchen-diner below. Planning with Broxtowe went through first time, exactly as they said it would. Finished on schedule too.”
“Access on our terraced street off the High Road was tight, but the team managed deliveries and scaffolding without upsetting the neighbours once. The new bedroom and en-suite are superb.”
“We priced up moving out of Beeston and it made no sense once we saw the quote for extending. Fixed price, clear stages, and the brickwork match on the extension is spot on. Would recommend to anyone in NG9.”
Double Storey Rear Extension Questions – Beeston
Almost always, yes. Two storey rear extensions rarely fit within permitted development rights, so a full application to Broxtowe Borough Council is the normal route. We prepare the drawings and manage the application for you, and decisions typically take around 8 weeks.
Most Beeston projects fall between £75,000 and £130,000 depending on size and specification. Larger or steel-heavy open-plan designs can reach £170,000 or more. You get a fixed written quote after a free site survey, so there are no surprises.
Expect 14 to 20 weeks on site for a typical Beeston double storey rear extension, plus around 8 weeks beforehand for planning. Design and drawings add a few weeks at the start. We give you a full programme before work begins.
If you live in a semi or terrace, which covers most of Beeston, then usually yes. Foundations near the boundary and work on shared walls trigger the Party Wall Act. We serve the notices for you and most neighbours consent without needing a surveyor.
Most Beeston clients do. We keep the extension sealed off from the main house for as long as possible and only break through near the end. The most disruptive phase is when the new space connects to your existing kitchen, and we plan that stage carefully with you.
Ready to Extend Your Beeston Home?
Book a free site survey and get a fixed written quote for your double storey rear extension. No pressure, no obligation – just straight answers and honest pricing.