Double-storey extensions in Gornal

Double-storey extensions in Gornal: approvals and local details

Expect to apply to Dudley Council for planning permission for a two-storey extension in Gornal; side extensions over one storey always need it. We prepare the drawings, and the structural work also needs Building Regulations approval.

An upstairs en-suite is simplest when the new bathroom sits close to the existing soil stack.
Under permitted development, a rear extension of more than one storey can project no more than 3 metres and must be at least 7 metres from the rear boundary.
The householder planning fee in England is £548 from April 2026, paid to Dudley Council when you apply.

Postcode district: DY3
Planning and building control: Dudley Council
From our West Bromwich base: 6 miles

Options to consider in Gornal

Building over an existing extension

Adds a first floor on top of an existing single-storey extension or attached garage. It can cost less because the footprint already exists, but a structural engineer must check the existing foundations and walls first, and they sometimes need strengthening. The old flat roof comes off and the new floor is tied into the main house.

Two-storey side extension

Built over the side of the house, often where a driveway or old garage sits. It can create a garage, utility or study downstairs with a double bedroom above. Councils often expect the upper floor to be set back from the front and the roof to sit lower than the main ridge, so the design needs care to win approval.

Double-storey extensions prices in Gornal

Expect to budget between £52,000 and £135,000 depending on size and specification in Gornal. A two-storey side extension on a three-bed semi, about 32 m² over two floors: typically £68,000–£88,000.

Guide prices for double-storey extensions
Option	Guide price	Good to know
Compact two-storey rear (20–28 m² total)	£52,000 – £72,000	Bigger kitchen below, bedroom or bathroom above
Two-storey side or rear (30–40 m² total)	£68,000 – £98,000	The usual size on a three-bed semi
Large or combined side and rear (45 m²+)	£95,000 – £135,000	More steel, a complex roof and a longer programme

Guide ranges include VAT where it applies. Your fixed price for the agreed specification follows a free survey at your Gornal address.

Your questions answered

Can we stay in the house while you build?

Most families do. The early stages are outside, and the existing house stays closed off until the shell is weathertight. The harder weeks are when openings are cut through on both floors, which brings dust and noise into bedrooms and the kitchen. We sheet off openings, lock up securely every night and agree in advance which rooms you'll lose and when.

Do you cover Gornal?

Yes. Gornal (DY3) is about 6 miles from our West Bromwich base and inside the area we cover. Call 0800 088 6248 or send the form on this page to book a free survey.

What paperwork will I have at the end?

You'll get the building control completion certificate, the electrical installation certificate, your planning decision notice and the manufacturers' guarantee documents for windows, doors and roof products, with their terms set out in your quote. Keep these together, as a buyer's solicitor will ask for them when you sell. Ask us for current insurance details with your quote.

Who approves double-storey extensions in Gornal?

Usually both. Most two-storey extensions need a planning application to Dudley Council, and the structural work needs Building Regulations approval from its building control team or a registered building control approver.

Double-storey extensions near Gornal

Other home improvements in Gornal

Want a guide figure first? Use our quote tool for your Gornal extension, then book a survey for a fixed price for the agreed specification.