Double Storey Extensions • Beeston, Nottinghamshire
Double-storey extensions in Beeston — from survey to completion
We carry out double-storey extensions in Beeston and the surrounding Nottinghamshire area from our base in West Bridgford, roughly 4 miles from Nottingham. A two-storey extension adding living space below and bedrooms or bathrooms above, tied into the existing roof and first floor. We handle design, structural engineering, approvals and construction as one contract, so the decisions that carry cost risk are made before you commit to a price rather than discovered once work has started.
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Double Storey Extensions in Beeston: how we approach the work
Our double-storey extension service in Beeston starts with a measured survey of your house rather than a generic quotation. A two-storey extension adding living space below and bedrooms or bathrooms above, tied into the existing roof and first floor.
The technical crux on most Beeston projects is foundations for the greater load, the junction with the existing roof, first-floor structure and the escape and fire strategy for new bedrooms. We resolve these on paper first — with a structural engineer where the work needs one — and price the job on what is actually there.
Planning in Beeston: Two-storey rear extensions can fall within permitted development only under tight limits; most need a householder planning application, and the design has to respect neighbours' light and privacy. We check the constraints for your specific address, including any planning history, and tell you plainly which route applies before drawings are commissioned.
Why Beeston homeowners use a local design and build team
We are a local design and build contractor, not a national lead-generation site. Beeston is roughly 4 miles from Nottingham, which means the same team that surveys your house is the one that designs it, prices it and builds it.
Cost is driven by footprint over two floors, roof form and junction, number of bathrooms, glazing and extent of first-floor re-planning. We do not publish a rate per square metre because it misleads more often than it helps; you receive an itemised, written fixed-price quotation after the survey so you can see what each element costs and what changes it.
We do not invent projects, reviews or statistics to fill a page. What we can promise is a written programme, weekly updates, building control certification handed over at the end, and a twelve-month defects period during which we return to put right anything that fails.
Planning permission in Beeston: Broxtowe Borough Council
The local planning authority for Beeston is Broxtowe Borough Council. Any application for your double-storey extension — householder planning permission, a lawful development certificate or prior approval — is submitted to Broxtowe and decided against its adopted local plan and national policy. The council's planning team can be reached on 0115 917 7777 or by email at pabc@broxtowe.gov.uk, and applications are made through its own planning pages or the national Planning Portal.
Two-storey rear extensions can fall within permitted development only under tight limits; most need a householder planning application, and the design has to respect neighbours' light and privacy.
Listed building or conservation area consent: Separate consent is needed to alter a listed building, inside or out, and permitted development rights are restricted in conservation areas — particularly for front elevations, roofs, windows and cladding.
Party walls sit outside the council process entirely. Not a council process at all: the Party Wall etc. Act 1996 is a private notice served on the neighbour when work affects a shared wall, cuts into it, or excavates near their foundations. It runs alongside planning and building control, and being told about it late is what usually delays a start on site.
Before anything is drawn we check your address for the things that change the route: whether permitted development rights have been removed by a condition or an Article 4 direction, whether the property is listed or in a conservation area, any earlier planning decisions on the site, and the position of boundaries and highways.
In practice the order is: constraints check → measured survey → design that fits the route we have identified → submission to Broxtowe where an application is needed. Where the work is permitted development we recommend applying for a lawful development certificate, because it is the document that proves the position to a future buyer's solicitor.
Building regulations and building control in Beeston
Planning and building control are separate approvals. Even where your double-storey extension in Beeston needs no planning application, the building regulations still apply, and the work has to be notified. For Beeston that means Erewash Borough Council, which delivers building control on Broxtowe's behalf, or a registered building control approver of your choice. That team can be contacted at buildingcontrol@erewash.gov.uk. We make the submission and manage it for you.
Building notice: A shorter route for straightforward work: the job is notified and then inspected as it proceeds, with no prior plan check. Faster to start, but the risk of a change being required mid-build sits with the owner.
Foundations for the greater load, the junction with the existing roof, first-floor structure and the escape and fire strategy for new bedrooms. Those are the elements building control looks at, alongside insulation and airtightness, fire safety and escape, ventilation, drainage, glazing, and the safety of electrical and any gas work.
Inspections happen at set stages rather than all at the end — typically excavation and foundations before concrete, drainage before it is covered, the structural frame or beams once installed, insulation and damp proofing before they are hidden, and a final inspection on completion. We book these and meet the inspector on site so nothing is buried before it is signed off.
At the end you are handed the building control completion certificate, structural calculations, electrical certification, gas paperwork where relevant, and any planning or lawful development documents. Keep them together: this is the pack a buyer's solicitor asks for when you sell.
Council contacts for Beeston
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.
The process, step by step
1. Site visit in Beeston: we measure, look at the constraints — boundaries, drainage, structure, roof — and talk about what is not working in the house now.
2. Options and cost range: sketch options with an honest range, before detailed drawings.
3. Approvals: permitted development check, lawful development certificate or planning application as your address requires, plus building control submission.
4. Engineering and fixed price: structural calculations completed, then a written fixed-price quotation with a stage programme.
5. Build: roughly sixteen to twenty-six weeks on site. Usually, though the phase where the roof and first floor are opened into the house is the most disruptive and is planned with you.
6. Completion: snagging closed out, building control completion certificate issued, defects period begins.
Types of double storey extensions we take on in Beeston
In Beeston and the surrounding area we take on two-storey rear extensions, two-storey side extensions, wrap-around double-storey extensions, master suite extensions, extensions adding a bedroom and family room and extensions replacing a single-storey lean-to. Housing stock varies street by street across Nottinghamshire, so each project is designed for the actual house rather than adapted from a standard drawing.
Read the full Double Storey Extensions guide for design options, planning rules and what drives cost.
Areas we cover near Beeston
From Beeston we also cover Nottingham, Stapleford and Chilwell, and the wider Nottinghamshire area within roughly twenty-five miles of Nottingham. If you are just outside Beeston, tell us the postcode and we will confirm.
Talk to us about your Beeston project
The useful next step is a conversation about your actual house. Call us or send a WhatsApp message and we will arrange a visit to Beeston, look at the constraints properly, talk through the planning route for your address and follow up in writing with options and a realistic cost range.
Double Storey Extensions in Beeston: questions homeowners ask
Which council decides a planning application in Beeston?
Broxtowe Borough Council is the local planning authority for Beeston. We prepare the drawings and supporting information to the standard Broxtowe expects and submit the application on your behalf.
How long does a double-storey extension take in Beeston?
On site, roughly sixteen to twenty-six weeks on site. Design, engineering and approvals before that usually add several weeks to a few months depending on the route, which is why we start the approvals process early.
How much does a double-storey extension cost in Beeston?
It depends on footprint over two floors, roof form and junction, number of bathrooms and the finish level. We do not quote from a rate per square metre; after a survey of your Beeston property you receive an itemised fixed-price quotation.
Can I stay in the house during a double-storey extension?
Usually, though the phase where the roof and first floor are opened into the house is the most disruptive and is planned with you.
Do you handle building control for work in Beeston?
Yes. We notify building control — Broxtowe or an approved inspector — provide structural calculations where required, meet the inspector at each stage and hand you the completion certificate at the end.
Which areas near Beeston do you cover?
Nottingham, Stapleford and Chilwell and the rest of Nottinghamshire within roughly twenty-five miles of Nottingham. We are based in West Bridgford.
Will a two-storey extension affect my neighbours' planning position?
The 45-degree light test, overlooking and overshadowing are the usual planning considerations. We design to satisfy them from the first sketch rather than after an objection.
Can the upstairs be a bedroom with an en-suite?
Yes; drainage routes and the fire escape strategy are planned early so the layout works.
Who prepares the drawings and structural calculations?
We do, as part of the same contract — measured survey, design drawings, planning submission where needed, and structural calculations from a chartered engineer where the work is structural. You are not left coordinating an architect, an engineer and a builder who have never spoken to each other.
How is access and parking handled on a Beeston street?
We agree access, skip position, material storage and working hours with you before we start, and let immediate neighbours know. Where the street is narrow or parking is restricted we plan deliveries around it, and any permits required for a skip or scaffold on the highway are arranged in advance.
How do payments work?
Against a written stage programme tied to completed work — never a large sum up front for work that has not happened. Each stage is set out in the quotation before you sign, so you know what has to be finished before the next payment falls due.
What happens if the survey uncovers something unexpected?
We tell you straight away, in writing, with the options and what each one costs before anything is done. Most surprises in older Nottinghamshire housing stock — old wiring, unsupported walls, previous unapproved alterations, damp — are found because we look for them at survey stage rather than after the walls are open.
Do you offer any guarantee on the work?
Yes — a twelve-month defects period from completion, during which we come back and put right anything that fails. Alongside it you hold the building control completion certificate and the certification for electrical and gas work, which is what a surveyor or solicitor will look for.
What do I receive when the double-storey extension is finished?
A closed snagging list, the building control completion certificate, any planning or lawful development paperwork, electrical and appliance certificates where relevant, and a twelve-month defects period.
Do I need planning permission for a double-storey extension in Beeston?
Two-storey rear extensions can fall within permitted development only under tight limits; most need a householder planning application, and the design has to respect neighbours' light and privacy. We check the planning history and constraints for your specific Beeston address before advising, and prepare the application or lawful development certificate where one is needed.
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Planning double storey extensions in Beeston?
Call or WhatsApp for a site visit. Written options and an honest cost range, no pressure.