Double-storey extensions in Rugby

Planning your two-storey extension in Rugby

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

A side extension of more than one storey always needs a householder planning application.
Scaffolding is usually up for most of the build, so think about access along the side of the house early.
New first-floor bedrooms normally need an escape window with at least 0.33 m² of clear openable area.

Postcode district: CV21
Planning and building control: Rugby Borough Council
From our West Bromwich base: 32 miles

Choices to weigh up in Rugby

Two-storey rear extension

Adds depth to both floors across the back of the house: a kitchen-diner below and a larger bedroom or new bathroom above. Permitted development only covers projections up to 3 metres and at least 7 metres from the rear boundary, so many rear builds still need planning. Overlooking and loss of light to neighbours are the usual tests.

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.

How much should you budget in Rugby?

Expect to budget between £52,000 and £135,000 depending on size and specification in Rugby. 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. A free survey turns this guide into a fixed, itemised price.

Before you book in Rugby

What will the council look at when deciding planning?

Councils judge two-storey extensions mainly on their effect on neighbours and the street. They look at loss of light and outlook next door, overlooking from upstairs windows, and whether the extension sits comfortably with the house, often expecting side extensions to be set back and lower than the main roof. Many councils publish householder design guides, and following yours closely improves the chance of approval.

How do I book a survey in Rugby?

Send the form on this page, use the guide-price tool or call 0800 088 6248 free. We'll ask a few questions about your two-storey extension and arrange a time to visit.

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.

Will I need permission from the council in Rugby?

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

Nearby places we cover

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Ask for a free survey in Rugby and we'll tell you what's likely to get planning before you pay for drawings.