Double Storey Extensions • Awsworth, Nottinghamshire
Double Storey Extensions in Awsworth
A double storey extension in Awsworth typically requires 14 to 20 weeks on site once ground breaks. Planning permission may be required from Broxtowe Borough Council, though certain rear extensions fall under permitted development. Budget guidance starts around £1,800 to £2,500 per square metre, depending on ground conditions, roof ties, and specification.
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Start your project today
- Free Quotations
- Experienced Team
- Quality Workmanship
- Fully Insured
Double Storey Extensions in Awsworth: the short answer
A double storey extension in Awsworth typically requires 14 to 20 weeks on site once ground breaks. Planning permission may be required from Broxtowe Borough Council, though certain rear extensions fall under permitted development. Budget guidance starts around £1,800 to £2,500 per square metre, depending on ground conditions, roof ties, and specification.
- Typical time on site
- Typically 14 to 20 weeks on site
- Planning permission
- Permitted development applies to some rear additions; full planning needed for larger or side designs
- Decided by
- Broxtowe Borough Council
- Indicative cost
- Indicative: £1,800 to £2,500 + VAT per m² as a guide
Awsworth property: what makes the work different here
Awsworth sits roughly seven miles northwest of Nottingham city centre, retaining a distinct village identity shaped by its industrial heritage, proximity to the Erewash Canal, and gradual residential expansion over the twentieth century. The housing stock across the village is varied, featuring Victorian and Edwardian brick cottages, interwar semi-detached properties, and post-war suburban avenues alongside modern developments. Many semi-detached houses built along routes like Main Street, Gin Close Way, and surrounding residential cul-de-sacs offer good-sized plots with generous rear gardens, making them prime candidates for double storey extensions. Extending upward and outward allows homeowners to add master bedroom suites, additional family bathrooms, and spacious open-plan kitchen-diners without sacrificing entire gardens or moving away from local schools and community networks. However, construction in Awsworth requires an understanding of local ground conditions, historical boundary alignments, and the structural considerations of tying new two-storey masonry into original solid brick or early cavity walls. Planning must also account for roofline integration to ensure extensions sit harmoniously within established streetscapes.
What double storey extensions involves
Constructing a two-storey extension involves comprehensive structural engineering and multi-trade coordination. The process begins with clearing the site, excavating trenches to engineer-specified depths, and pouring concrete footings. Below-ground drainage is installed and adapted before the damp-proof course and insulated floor slab are laid. Bricklayers then raise the external cavity walls using matching facing brickwork and thermal insulation blocks. Structural steel universal beams (RSJs) are hoisted into place to span wide openings on the ground floor and support the upper-storey floor joists. Once the first floor masonry is complete, carpenters construct the roof structure, tying it securely into the existing roofline before felting, battening, and tiling the surface to make the entire structure weathertight. High-performance double-glazed windows and exterior doors are installed. Internally, first-fix electrical cables and plumbing pipes are run through stud walls and joists, followed by thermal insulation and plasterboarding. The new space is then drylined, plaster skimmed, and prepared for second-fix carpentry, electrical fittings, sanitaryware installation, flooring, and final decoration.
Do I need planning permission in Awsworth? (Broxtowe Borough Council)
When planning a two-storey extension in Awsworth, the local planning authority is Broxtowe Borough Council. Some rear two-storey extensions can be built under national Permitted Development rights, provided they strictly comply with statutory limits. To qualify without a full application, the extension must be positioned at the rear of the property, extend no more than three metres beyond the rear wall of the original dwelling, and sit at least two metres away from any boundary if the eaves exceed three metres. Additionally, the materials used must match the existing house, and upper-floor side windows must be obscure-glazed and fixed shut below 1.7 metres from the floor. If your project involves a side extension, extends further than three metres, or is situated in a sensitive location, a full planning application through Broxtowe Borough Council is necessary. We prepare and submit all required architectural elevations, existing and proposed floor plans, site location maps, and planning statements, liaising directly with Broxtowe planning officers through the statutory eight-week determination window.
Building regulations, inspections and paperwork
Every two-storey addition constructed in Awsworth must satisfy national building regulations covering structural safety, thermal efficiency, fire separation, ventilation, and drainage. In this area, building control services are delivered directly by Erewash Borough Council on behalf of Broxtowe Borough Council. Before construction begins, detailed architectural blueprints and structural calculations produced by our engineer are submitted for full plans approval. Throughout the construction phase, building control inspectors visit the site at critical milestones. These visits include inspecting foundation depth before concrete is poured, verifying the installation of damp-proof membranes, examining structural steel beams and load-bearing padstones, and reviewing floor joist sizing and roof strapping. Further checks assess insulation continuity in walls and ceilings, staircase geometry, escape windows, interlinked smoke alarms, and underground drainage connections. Once all structural elements and trade installations pass their final inspection, Erewash Borough Council issues an official Building Regulations Completion Certificate. This document proves the extension has been built legally to modern standards and is indispensable when remortgaging or selling your home in the future.
Council contacts for Awsworth
Broxtowe Borough Council is the planning authority. Building control is handled by Erewash Borough Council, which delivers building control on Broxtowe's behalf.
- Building control
Details as published by the council. Fees and processing times change, so check the council's own page for the current figures — or let us handle the submission for you.
How we work, stage by stage
Our design and build service provides a single, accountable point of contact from your initial concept through to final decoration. We begin with a thorough on-site consultation at your Awsworth property, evaluating your space, discussing your household requirements, and exploring architectural options. Our design team produces tailored architectural concepts and detailed drawings, guiding the proposal through Broxtowe Borough Council for planning approval or lawful development certification. Once planning is secured, our structural engineers calculate all load-bearing requirements, and we submit full plans to Erewash Borough Council for building control review. On site, our experienced team of groundworkers, bricklayers, carpenters, electricians, and plumbers carries out the construction under constant project management. We operate on structured, milestone-based schedules, ensuring you know exactly which stage of work is underway and what comes next. Regular progress reviews keep communication clear, and we manage all building control inspections directly. The build concludes with comprehensive snagging, thorough site clearance, and the handover of all completion certificates and warranties.
- Step 1
Consultation & Feasibility
Initial site visit to your Awsworth home, discussing spatial goals, surveying boundaries, and delivering a detailed feasibility assessment and fixed-scope quotation.
- Step 2
Design & Planning
Producing architectural drawings, managing planning submissions or Lawful Development Certificates with Broxtowe Borough Council, and compiling structural calculations.
- Step 3
Building Control & Pre-Start
Submitting full plans to Erewash Borough Council building control, obtaining approvals, and scheduling delivery logistics and start dates.
- Step 4
Groundworks & Substructure
Site clearance, trench excavation, concrete pouring, underground drainage adjustments, and pouring the insulated ground-floor concrete slab.
- Step 5
Superstructure & Steels
Laying external brickwork and internal blockwork, installing structural steel beams, fitting upper-floor timber joists, and raising the first-floor walls.
- Step 6
Roof & Weathertight Shell
Constructing roof framing, tying into the existing roof structure, installing breathable membrane, battens, tiles, fascia boards, and guttering.
- Step 7
First Fix & Plastering
Running plumbing and electrical first-fix lines, installing insulation, boarding, multi-finish plastering, and knocking through into the main house.
- Step 8
Second Fix & Handover
Installing sanitaryware, lighting, switches, internal doors, skirting, radiators, completing final building control sign-off, and client handover.
| Weeks 1-3: Groundworks & Slab | Site setup, machinery arrival, foundation trenching, concrete pouring, and drainage pipework installation. |
|---|---|
| Weeks 4-7: Superstructure Masonry | Cavity wall construction, brick matching, structural steel placement, and upper-floor joist installation. |
| Weeks 8-10: Roof & Weathertight Shell | Roof timber construction, felt, battens, tiling, rainwater goods, and window and door installations. |
| Weeks 11-14: First Fix & Plastering | Internal stud walls, electrical cabling, plumbing pipework, thermal insulation, and plasterboard fitting. |
| Weeks 15-17: Knock-Through & Fit-Out | Structural breakthrough into original house, hanging internal doors, second-fix electrical, plumbing, and heating. |
| Weeks 18-20: Final Finishes & Sign-Off | Sanitaryware fitting, flooring, final snagging, Erewash building control inspection, and issuing completion certificate. |
What drives the cost in Awsworth
The final investment required for a double storey extension in Awsworth depends on multiple practical variables. Substructure requirements represent a significant factor; local ground conditions, soil composition, and proximity to mature trees dictate whether standard strip footings are sufficient or if engineered trench-fill foundations are required. The layout of the ground floor also drives costs, particularly when large open-plan kitchen and living spaces necessitate heavy structural steel box frames and columns to carry the load of the new first floor and roof above. Matching the exterior aesthetic of your existing property influences the budget, from sourcing specific brick types and mortar profiles to installing roof tiles that seamlessly blend with the original structure. Upstairs, adding an en-suite bathroom or family bathroom requires drainage runs, boiler upgrades, and dedicated plumbing infrastructure. Window choices, architectural glazing, underfloor heating systems, and the overall interior finishing specification also play major roles. We provide fully broken-down, transparent quotes so you understand exactly where your budget is allocated before any work begins on site.
| Foundation Complexity | Ground conditions, clay content, or proximity to trees requiring deeper trench fill or engineered foundations. |
|---|---|
| Structural Steel Requirements | Size and weight of RSJs needed to support open-plan layouts and the second-storey masonry above. |
| External Materials & Finishes | Sourcing matching facing bricks, mortar blends, and roofing tiles to blend with the original Awsworth property. |
| Plumbing & Bathroom Additions | Adding master en-suites or family bathrooms requiring new soil stacks, hot and cold supply, and ventilation. |
| Glazing & Doors | Incorporating large bifold doors, aluminium sliding panels, roof lanterns, or architectural feature glazing. |
| Heating & Electrical Upgrades | Upgrading consumer units, installing new central heating circuits, or fitting whole-house underfloor heating. |
Cost ranges on this page are indicative guides only, not quotations. Your figure depends on the survey, specification and site conditions.
Projects we take on in Awsworth
We design and construct a wide variety of two-storey extensions in Awsworth, tailored to the specific architecture of your home and your lifestyle needs. Popular projects include two-storey rear extensions on semi-detached properties, creating expansive open-plan kitchen, dining, and living zones across the ground floor, complemented by a new master bedroom with en-suite and a family bathroom above. We also build two-storey side extensions on detached and semi-detached homes, adding a utility room, study, or integrated garage on the ground floor with additional bedrooms overhead. Where space permits, wraparound double storey additions combine rear and side extensions to completely reinvent the property's footprint. We manage every aspect from architectural drafting to full structural completion.
Read the full Double Storey Extensions guide for design options, planning rules and what drives cost.
Living in the house while we work
We recognise that remaining in your home during a two-storey extension requires clear planning and considerate site management. While the work is substantial, we structure the build to keep daily household disruption to a minimum. During the initial groundworks, masonry construction, and roof installation, our trades work entirely from the outside of your property. The existing house remains sealed and weatherproof until the new shell is fully enclosed. When the time comes to remove external walls and integrate the new ground and first-floor spaces, we erect dust-tight stud walls and protective screening to keep dust and debris contained within the working zone. We maintain operational water, heating, and power supplies throughout the vast majority of the schedule, planning any brief utility switch-offs well in advance. Our team establishes designated material storage zones, coordinates deliveries to avoid blocking driveways, and leaves the property secure and tidy at the end of each working day.
Areas we also cover near Awsworth
From our Nottinghamshire base, Design N Build delivers full design and build services across Awsworth and into adjacent towns and villages. We regularly carry out structural extensions and home renovations in Kimberley, working with its mix of Victorian terraces and mid-century family homes. We also serve the nearby rural village of Cossall, managing sympathetic extension projects that respect local architectural character. To the north, we work throughout Eastwood, transforming traditional and modern houses through high-quality ground and upper-floor additions. Our local team knows the planning landscape across the wider Broxtowe Borough and west Nottinghamshire district, ensuring seamless project delivery across all these neighbouring communities.
Double Storey Extensions in Awsworth: questions people ask
What are the main factors that drive the cost of a two-storey extension in Awsworth?
Several key variables dictate the cost of a two-storey extension in Awsworth. Foundation depth is a primary factor, especially in areas with historic mining seams or heavy clay. Structural engineering demands, including the size and weight of steel beams needed to span open ground-floor layouts, also move the figures. Roof geometry, matching exterior brickwork, window choices, and interior plumbing for upstairs bathrooms or en-suites further influence final project expenditure.
What indicative budget should I plan for a double storey extension?
As an indicative guide, building a double storey extension in Awsworth generally costs between £1,800 and £2,500 plus VAT per square metre for shell and core construction. A typical project adding 40 to 60 square metres of total floor area over both floors usually falls within £80,000 to £145,000. Premium fixtures, bespoke kitchens, underfloor heating, and extensive structural reconfiguration will move costs toward the higher end of the range.
How long will the extension take from start to completion?
From breaking ground to final handover, building work for a two-storey addition in Awsworth typically takes between 14 and 20 weeks on site. The initial month focuses on substructure, groundworks, and steel placement. Superstructure brickwork and roofing take another four to six weeks, while internal first-fix services, plastering, second-fix trades, and final commissioning complete the remainder. Pre-construction planning and structural calculations add roughly eight to twelve weeks prior.
Will my double storey extension in Awsworth need planning permission?
You will need full planning permission if your two-storey extension falls outside permitted development parameters. In Awsworth, planning submissions are handled by Broxtowe Borough Council. A formal planning application is necessary if the addition extends more than three metres from the original rear wall, sits within two metres of a boundary with eaves exceeding three metres, faces a highway, or incorporates side-facing clear-glazed upper windows above ground level.
Can I build a two-storey extension under permitted development in Awsworth?
Certain two-storey rear extensions in Awsworth can be built under permitted development rights without submitting a full planning application. To qualify, the extension must not exceed three metres in depth from the original rear wall, must match the existing house materials, and roof eaves cannot be higher than the original dwelling. The upper-floor side-facing windows must also be obscure-glazed and non-opening below 1.7 metres from floor level.
How do conservation area rules affect two-storey extensions?
Properties situated inside a designated conservation area face stricter planning limits, where permitted development rights for two-storey extensions are largely removed. In Awsworth, most residential roads sit outside conservation areas, but local heritage status can apply to specific historic pockets. Where conservation restrictions apply, full planning permission from Broxtowe Borough Council is mandatory, requiring sensitive matching of brickwork, roof pitch, window profiles, and eaves detailing.
Who handles building regulations and site inspections in Awsworth?
All double storey extensions must comply with UK building regulations. In Awsworth, building control is delivered by Erewash Borough Council on Broxtowe's behalf. Building control officers conduct mandatory site inspections at set milestones: foundation excavation, damp-proof course, structural steel installation, roof timbers, insulation layers, and drainage connections. Upon successful final inspection, they issue a formal Building Regulations Completion Certificate, which is vital when selling your property.
Do I need a party wall agreement with my neighbours?
If your two-storey build involves work directly on or adjacent to a shared boundary, or ties into a neighbour's wall, the Party Wall etc. Act 1996 applies. You must serve written notice to affected neighbours at least two months before structural work begins. In Awsworth's semi-detached and terraced avenues, early communication often allows neighbours to consent directly, avoiding the need and expense of appointing independent party wall surveyors.
How are payments structured and does VAT apply to the work?
Residential extension building work is subject to standard UK VAT at 20 percent. We provide clear, staged payment schedules tied directly to verifiable site milestones rather than arbitrary calendar dates. You pay in agreed tranches: after foundation sign-off, completion of the roof and weathertight shell, first-fix plumbing and electrical work, plastering, and a final retention payment upon snagging completion and building control sign-off.
Why are structural calculations and architectural drawings necessary?
Every two-storey build requires detailed architectural working drawings and structural calculations produced by a qualified structural engineer. These calculations specify foundation depths, padstones, timber joist sizes, and structural steel beams required to support the upper floor and roof. These technical documents are submitted to Erewash Borough Council building control for approval before work starts, ensuring the structural stability and safety of your Awsworth home.
What should I look for when choosing an extension builder in Awsworth?
Selecting a contractor for a two-storey project requires careful vetting. Look for a builder who manages both design and construction, provides transparent milestone-based payment schedules, and maintains comprehensive public and employer liability insurance. Ask to see comparable two-storey extension projects in the local area, speak directly with previous clients, and ensure the builder uses written contracts that define the full scope of works, guarantees, and timeline commitments.
Can we remain living in our home during the extension build?
Living on site during a two-storey extension is entirely possible, though it requires patience during disruptive phases. Groundworks, structural knock-throughs, and roof alterations generate dust and noise. We isolate working zones using heavy-duty plastic sheeting and zip doors, maintaining temporary cooking and wash facilities whenever possible. We schedule major structural breakthroughs to minimise the time your main living quarters are exposed to weather and builder access.
How do you handle site parking, skips, and materials deliveries?
Managing access, parking, and deliveries requires careful planning on Awsworth's residential streets and village lanes. We arrange waste skips and bulk material deliveries to coincide precisely with project stages, keeping driveways clear whenever feasible. Where road parking is required, we ensure transit access is maintained for neighbours, apply for necessary council highway permits for skips, and maintain a tidy, contained working site throughout construction.
What guarantees and compliance paperwork will I receive?
Upon completion, you receive a comprehensive handover pack. This includes the essential Building Regulations Completion Certificate issued by Erewash Borough Council on Broxtowe's behalf, electrical installation certificates (Part P), gas safety compliance paperwork, and structural engineer sign-offs. We provide a structural workmanship warranty covering our construction work, alongside manufacturer guarantees for installed windows, doors, roof coverings, and heating components.
Which areas neighbouring Awsworth do you also cover?
Design N Build delivers two-storey extension projects across Awsworth and the immediate surrounding communities. Our standard working area includes Kimberley, Cossall, and Eastwood, as well as the wider Broxtowe Borough and west Nottinghamshire district. Because our team is based locally, we manage trades efficiently and maintain close daily site supervision across all nearby neighbourhoods without unnecessary travel delays.
How do I get started with a two-storey extension in Awsworth?
Getting your double storey extension project started is straightforward. You can call us on 07888 885791, send a message on WhatsApp, or complete our website quote form. We will arrange an initial site visit to your Awsworth home to assess ground levels, boundary positions, and spatial layout, followed by a clear, itemised, no-obligation proposal covering design, structural calculations, and construction.
Next step for your Awsworth project
If you are considering a double storey extension in Awsworth to create more living and bedroom space for your family, get in touch with our team today. We will arrange a free, no-obligation site consultation to assess your property, discuss your ideas, and outline realistic budgets and timelines. Call us directly on 07888 885791 to speak with an experienced builder, send us a message via WhatsApp, or fill out the quote request form on this page with your project details. We look forward to helping you transform your Awsworth home.
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