Double Storey Extensions • Cossall, Nottinghamshire
Double Storey Extensions in Cossall, Nottinghamshire
A double storey extension in Cossall typically adds significant living space and bedrooms, usually taking 12 to 18 weeks on site. Planning permission is assessed by Broxtowe Borough Council, often requiring a full application due to Cossall's Conservation Area, Green Belt surroundings, and strict criteria governing two-storey additions.
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Double Storey Extensions in Cossall: the short answer
A double storey extension in Cossall typically adds significant living space and bedrooms, usually taking 12 to 18 weeks on site. Planning permission is assessed by Broxtowe Borough Council, often requiring a full application due to Cossall's Conservation Area, Green Belt surroundings, and strict criteria governing two-storey additions.
- Typical time on site
- About 12 to 18 weeks on site
- Planning permission
- Full planning permission often required; permitted development has strict two-storey limits.
- Decided by
- Broxtowe Borough Council
- Indicative cost
- Indicative: £1,600 to £2,300+ per m² as a guide
Cossall property: what makes the work different here
Cossall is a distinctive rural village situated roughly seven miles west of Nottingham city centre, perched on high ground overlooking the Erewash Valley. The village is characterised by a mix of historic brick and stone farmhouses, period cottages, modern infill developments, and detached homes built across the mid-to-late twentieth century. Much of the historic heart of the village is preserved within the Cossall Conservation Area, where traditional architecture, natural materials, and rural character are carefully protected. Surrounding the village core are agricultural fields and green belt land, interspersed with residential roads that transition toward neighbouring suburban pockets. This rich architectural variety means double storey extension projects in Cossall must be approached with sensitivity to context. Historic and period properties often demand traditional brick bonding, lime mortars, and reclaimed-style roof tiles to satisfy conservation criteria. Meanwhile, twentieth-century detached homes often present fantastic opportunities for expansive rear two-storey additions that transform cramped original layouts into modern four- or five-bedroom family residences. Understanding the unique local landscape and structural nuances ensures every extension sits naturally within Cossall's charming village environment.
What double storey extensions involves
A double storey extension is a major structural undertaking requiring careful coordination of trades and structural engineering. The project begins with site preparation and groundworks, digging foundation trenches to the depth determined by structural calculations and ground conditions, followed by pouring concrete footings. Below-ground drainage runs are altered or installed before the damp-proof course is laid. Our bricklayers construct the twin-skin cavity walls up through the ground and first floors, incorporating high-performance rigid insulation, structural lintels, and wall ties. Steel universal beams (RSJs) are hoisted and set into position to support the intermediate floor joists and any open-plan knock-throughs below. The roof structure is framed, felted, battened, and tiled to tie in cleanly with your existing roofline. Once the building is fully watertight with windows and external doors installed, our internal trades take over. We fit staircases, run first-fix plumbing and electrical cabling, install plasterboard, apply a smooth skim finish, and complete the second-fix joinery, sanitaryware, and decorating.
Do I need planning permission in Cossall? (Broxtowe Borough Council)
Navigating planning permission for a double storey extension requires understanding local and national policies. For properties in Cossall, applications are determined by Broxtowe Borough Council. While some single-storey extensions can be built under Permitted Development, double-storey additions face stricter limitations. Under national rules, a two-storey rear extension cannot extend beyond the original rear wall by more than three metres, must be at least seven metres away from any rear boundary, and cannot exceed the height of the existing roof ridge or eaves. Side two-storey extensions are not permitted development and always require a full planning application. Crucially, properties situated within the Cossall Conservation Area or within the surrounding Green Belt face tighter planning scrutiny. Broxtowe planners will evaluate overlooking, overshadowing of neighbouring gardens, architectural massing, and whether the proposed materials complement the existing streetscape. If you want to check the planning process or monitor an active application, you can visit Broxtowe's planning portal at https://www.broxtowe.gov.uk/for-you/planning/submit-a-planning-application/. We manage the full planning process on your behalf, handling drawings, design statements, and council consultations.
Building regulations, inspections and paperwork
Building regulations ensure your double storey extension is structurally sound, highly insulated, safe in the event of a fire, and properly drained. For projects in Cossall, building control services are delivered on Broxtowe Borough Council's behalf by Erewash Borough Council. The process starts by submitting detailed structural drawings, thermal calculations, and engineering specifications before work begins. During the build, an inspector carries out scheduled visits at defined milestones. These include checking the depth and ground bearing of foundation excavations, reviewing damp proofing membranes, inspecting structural steel beams and load-bearing timber floor joists, assessing insulation standards, and inspecting roof framing. Internal elements such as protected escape corridors, fire-rated doors, hardwired smoke detection systems, and stair pitch dimensions are thoroughly scrutinised. Once construction is finished and all mechanical, electrical, and drainage testing is signed off, Erewash Building Control issues an official Completion Certificate. This document proves full statutory compliance and is vital when selling or remortgaging your home. We liaise directly with the building control officers throughout every stage, scheduling all required visits so your project proceeds without delays.
Council contacts for Cossall
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
We handle your two-storey extension through a structured, transparent process designed to give you clarity and confidence from initial concept to final handover. We begin with a thorough on-site consultation at your Cossall home, discussing your lifestyle requirements, spatial goals, and budget. Our design team surveys the property and produces architectural proposals, managing the full planning application to Broxtowe Borough Council or confirming permitted development parameters. Once planning approvals are secured, our structural engineers prepare detailed calculations and technical drawings for building control submission. Before breaking ground, we present an itemised quotation, a clear programme of works, and a staged payment schedule tied to verifiable milestones. On site, our project manager supervises every trade, coordinating groundwork contractors, bricklayers, carpenters, roofers, plumbers, and electricians. We maintain a tidy, safe workspace, protecting your living areas with dust screening and temporary partitioning. Regular progress catch-ups keep you fully informed of upcoming milestones, inspection dates, and material deliveries, ensuring your project runs smoothly to time and budget.
- Step 1
Initial Site Consultation
We visit your Cossall property to discuss spatial requirements, review planning feasibility, assess boundary positions, and establish your budget.
- Step 2
Design & Planning Submission
Our architectural team produces existing and proposed designs, submitting the application package directly to Broxtowe Borough Council for planning approval.
- Step 3
Technical & Structural Calculations
Our structural engineers create full structural calculations and working drawings for submission to Erewash Building Control on Broxtowe's behalf.
- Step 4
Groundworks & Foundations
We clear the site, excavate deep trench foundations, lay below-ground drainage, and pour concrete footings inspected by building control.
- Step 5
Superstructure & Steels
Bricklayers raise the external cavity walls, fit insulation, install structural steelwork, and join timber floor joists for the first floor.
- Step 6
Roofing & Weatherproofing
We frame the timber roof structure, fit breathable membrane and battens, lay roof tiles, and install double-glazed windows and doors.
- Step 7
First Fix & Plastering
Plumbers and electricians install first-fix pipework and wiring, followed by plasterboarding, wall skimming, and staircase installation.
- Step 8
Second Fix & Handover
We fit sanitaryware, complete second-fix electrics, finish joinery, and conduct a full final inspection with Erewash Building Control for certification.
| Weeks 1-3: Groundworks & Footings | Site setup, boundary protection, excavation of foundation trenches, concrete pouring, and initial underground drainage installation. |
|---|---|
| Weeks 4-7: Superstructure Walls | Bricklayers construct external cavity walls, install cavity insulation, bed wall plates, and fit intermediate first-floor joists. |
| Weeks 8-11: Steel, Roof & Glazing | Hoisting and securing structural steelwork, timber roof trusses, membrane installation, tiling, and installing windows and doors. |
| Weeks 12-15: Knock-Throughs & First Fix | Knocking through load-bearing walls, installing the staircase, routing plumbing pipes, running electrical cables, and applying insulation. |
| Weeks 16-18: Plastering, Fit-Out & Handover | Drylining, plaster skimming, fitting sanitaryware, lighting, sockets, skirting, doors, and securing final building control sign-off. |
What drives the cost in Cossall
The overall investment for a double storey extension in Cossall is shaped by several distinct practical factors. Footprint and volume are fundamental; building two storeys increases structural walling, intermediate floor joists, upper-level brickwork, and roof spans. Ground conditions across Cossall can vary, and proximity to mature trees or clay soils may require deeper trench foundations or engineered raft systems. The structural complexity of the ground-floor reconfiguration also plays a major role; large open-plan kitchen and living areas require heavy structural steel goalposts to support the newly added first-floor bedrooms above. External materials are another key driver. If your home falls within the Cossall Conservation Area, matching local heritage brickwork, bespoke timber window profiles, or traditional clay roof tiles will affect material costs compared to standard off-the-shelf items. Internally, your choice of fittings—such as luxury ensuites, architectural glazing, bespoke staircases, underfloor heating networks, and fitted joinery—will determine the final outturn. We provide clear, itemised quotations that map out all structural, architectural, and internal finish costs before construction begins, avoiding any hidden surprises.
| Footprint and Total Floor Area | Adding two storeys increases walling, floor structures, and roof area, requiring more materials, plant, and labour time on site. |
|---|---|
| Ground Conditions & Foundations | Deep trenches or engineered rafts may be needed if poor soil, clay, or mature trees are present around your Cossall home. |
| Structural Steelwork & Open Layouts | Large ground-floor knock-throughs require heavy structural steel frames and padstones to safely support the second-storey rooms above. |
| Conservation & Exterior Materials | Matching historic brick bonds, lime mortar, or conservation roof tiles within Cossall Conservation Area increases material and specialist labour costs. |
| Internal Specifications & Finishes | High-end bathroom suites, underfloor heating, architectural glazing, and bespoke stairs lift total fit-out expenditure. |
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 Cossall
We design and build a diverse range of double storey extensions in Cossall tailored to your property type and family requirements. Common projects include full-width two-storey rear extensions on detached and semi-detached homes, creating expansive ground-floor open-plan kitchen-diners with bi-fold doors, complemented by additional first-floor bedrooms, ensuites, and dressing rooms above. We also build two-storey side extensions, which are ideal for properties with unused driveway or garden space, providing an integrated garage or utility room on the ground floor with a large master suite overhead. For corner plots, wraparound two-storey extensions combine side and rear additions to radically reshape the home's footprint. We also construct extensions over existing ground-floor garages, reinforcing or rebuilding foundations where required to add valuable upper-floor space without encroaching on your rear garden. Every project is engineered to blend seamlessly with your original home's architecture.
Read the full Double Storey Extensions guide for design options, planning rules and what drives cost.
Living in the house while we work
Living in your home while constructing a double storey extension is entirely manageable with the right site management. For the early stages—including foundation digging, drainage runs, external wall construction, and roof installation—our team works entirely outside your existing living space. The original external walls stay intact, maintaining your home's security and weather seal. When the time comes to break through for open-plan areas or to install the new staircase, we erect floor-to-ceiling timber stud walls clad in heavy-duty plastic sheeting and dust seals. We ensure services like water, electricity, heating, and cooking facilities remain operational throughout the vast majority of the build. Cossall features quiet lanes, private drives, and older properties, so managing site access is a top priority. We plan all deliveries, concrete wagons, and skip placements carefully to preserve clear access for you and your neighbours. At the end of every working day, our trades sweep up, secure tools, and leave the property safe, clean, and tidy.
Areas we also cover near Cossall
In addition to working in Cossall, our team delivers high-quality two-storey extensions, single-storey additions, and complete structural renovations across the surrounding Nottinghamshire and Derbyshire border communities. We regularly undertake projects in Awsworth, working on post-war semi-detached houses and detached properties seeking modern open-plan living. We are active across Trowell, where homeowners frequently expand family living space across both ground and first floors to avoid the cost of moving. Just across the Erewash border, we work throughout Ilkeston, managing full home extensions on Victorian terraces, inter-war properties, and modern estates. Because we frequently operate across these neighbouring areas, we possess a thorough understanding of the local geology, common drainage arrangements, and residential architectural styles, allowing us to manage your project efficiently.
Double Storey Extensions in Cossall: questions people ask
What are the main factors that drive the cost of a double storey extension in Cossall?
Overall size, foundation depth, roof complexity, and internal specification are the primary cost drivers in Cossall. Adding a second storey involves structural steelwork, floor joists, staircase installation, and tying into existing brickwork or stone. If your home falls within the Cossall Conservation Area, matching bespoke historic materials, traditional brick bonds, or heritage windows can further influence expenditure. Ground conditions and service rerouting also shape the overall investment needed for ground-and-first-floor works.
What is an indicative budget range for a two-storey extension in Cossall?
As a general guide, two-storey extensions in the Cossall area typically start from around £1,600 to £2,300 per square metre for a standard shell and basic fit-out. Turnkey finishes with high-specification kitchens, ensuite bathrooms, underfloor heating, and heritage architectural detailing will sit at the upper end of that guide. Every site has unique ground, structural, and conservation requirements, so we provide an itemised, fixed quotation following a thorough survey of your property.
How long does a two-storey extension typically take to build in Cossall?
On-site construction for a two-storey extension in Cossall generally takes between 12 and 18 weeks, depending on the scale and complexity. The initial groundworks, drainage, and structural brickwork take up the first half of the schedule. Roof framing, weatherproofing, structural steel installation, and internal trades follow. Prior to breaking ground, you should also factor in roughly 8 to 12 weeks for architectural design, structural engineering calculations, and Broxtowe Borough Council planning and building control sign-offs.
Will I need full planning permission for my extension in Cossall?
Planning permission is frequently required for double storey extensions in Cossall. While some rear extensions fall under permitted development, two-storey additions have tighter limits regarding boundaries, eaves heights, and overall depth. Furthermore, much of historic Cossall sits within a designated Conservation Area and the Nottinghamshire Green Belt, which restricts permitted development rights. Broxtowe Borough Council will evaluate whether your proposed design respects the streetscape, neighbouring privacy, building mass, and existing character.
Can I build a double storey extension in Cossall under Permitted Development?
Permitted development allows certain two-storey rear extensions without a full planning application, provided they extend no more than three metres from the original rear wall, sit at least seven metres from the rear boundary, and match original roof pitches. However, side two-storey additions do not qualify under permitted development. If your Cossall property is listed, within the Conservation Area, or subject to Article 4 directions removing permitted development rights, a formal application to Broxtowe Borough Council is necessary.
How does the Cossall Conservation Area affect my extension plans?
Yes, parts of Cossall village fall within a designated Conservation Area, which imposes stricter controls to preserve historic architecture, open settings, and traditional materials. In these zones, permitted development rights for multi-storey additions are curtailed. Broxtowe Borough Council planners will carefully review rooflines, brickwork matching, mortar tint, window proportions, and roof tiles. We design double storey schemes that complement the historic rural charm of Cossall while fulfilling your contemporary family living requirements.
Who handles building regulations and site inspections in Cossall?
Building regulations approval is mandatory for every two-storey extension. In Cossall, building control services are delivered on Broxtowe Borough Council's behalf by Erewash Borough Council. Their inspectors visit the site at crucial milestones, including foundation excavation, damp-proof installation, floor joists, structural steelwork placement, insulation, and roof construction. Once the build passes all statutory structural, fire safety, and thermal efficiency tests, Erewash Building Control issues the final completion certificate for your records.
Do I need a Party Wall agreement for my two-storey extension in Cossall?
The Party Wall etc. Act 1996 applies if your double storey extension involves excavating foundations within three or six metres of a neighbouring structure, or building up to a shared boundary line. You must serve written notice to adjoining owners at least one to two months before starting work. If your neighbours provide written consent, work proceeds without delay. If they dissent, an appointed party wall surveyor will prepare an award protecting both parties.
How do VAT and payment stages work for extension projects?
Standard domestic extension building contracts are subject to VAT at the prevailing rate of 20%, which is factored clearly into our formal estimates. We operate with a transparent, staged payment structure tied directly to completed, inspectable milestones on site. You do not pay large upfront deposits. Payments are typically split across stages such as completion of foundations, ground floor walls, roof structure weatherproofing, first-fix installations, plastering, and practical final handover.
Are architectural drawings and structural engineering calculations required?
A two-storey extension requires detailed architectural working drawings alongside structural calculations from a qualified structural engineer. These drawings define foundation specifications, steel beams spanning knocked-through spaces, load-bearing timber joists, lintels, and roof truss systems. They are necessary both for securing building regulations approval from Erewash Building Control on Broxtowe's behalf and for providing accurate, fixed pricing. We produce all necessary plans, structural calculations, and building control packages in-house.
How should I choose the right building contractor in Cossall?
Choose a contractor with proven local experience managing two-storey projects under Broxtowe Borough Council and Erewash Building Control oversight. Look for transparent, itemised quotes that outline what is included, such as structural knock-throughs, groundworks, and waste disposal. A dependable builder will provide clear contracts, stage payment schedules, comprehensive public and employer liability insurance, and clear communication channels. We manage your project seamlessly from design and planning through to final certification.
Can we stay living in our home while the two-storey extension is built?
Most homeowners remain living in their property throughout a two-storey extension build. We keep the new structure completely sealed from your main living quarters for the vast majority of the timeline, constructing the outer shell, roof, and first-floor structure externally. Dusty knock-throughs to create open-plan layouts or fit internal stairways are scheduled toward the final phases, protected by heavy-duty dust screens, floor protection, and thorough daily site tidying.
How do you handle site access, deliveries, and skips on Cossall's lanes?
Cossall features a blend of quiet country lanes, rural cottages, and detached suburban housing, meaning site access and vehicle parking must be handled with care. We coordinate skip deliveries, concrete pours, and bulk material drop-offs to prevent blocking roads or driveways. Where driveways are small, we arrange scheduled, timed deliveries and use dedicated ground protection mats. We also notify nearby neighbours in advance to ensure our presence causes minimal local disruption.
What guarantees and legal paperwork will I receive at completion?
Upon successful completion of the project, you receive a full paperwork handover package. This includes the statutory Building Regulations Completion Certificate issued by Erewash Building Control on behalf of Broxtowe Borough Council, electrical Part P compliance certificates, and Gas Safe commissioning documentation where applicable. Our structural work and workmanship carry comprehensive structural guarantees, giving you total peace of mind for the long-term value and safety of your home.
Which nearby towns and villages around Cossall do you also cover?
From our Nottinghamshire base, we build double storey extensions across Cossall and throughout the surrounding Broxtowe and Erewash border areas. We regularly carry out structural additions, single and double extensions, and conversions in neighbouring communities including Awsworth, Trowell, and Ilkeston. Our familiarity with the local housing stock, planning policies, and ground conditions across these adjacent districts ensures efficient project management from start to finish.
What is the best way to get started with our Cossall extension?
Getting started is simple. Contact us via phone call, WhatsApp, or through the quote form on this page. We will schedule an initial site visit to your Cossall property to discuss your ideas, assess the existing structure, review planning constraints, and explore budget expectations. Following this consultation, we provide an honest, clear appraisal and an itemised proposal outlining the design, planning, and construction phases.
Next step for your Cossall project
Expanding your Cossall home with a double storey extension is a significant investment that delivers substantial living space and long-term property value. Whether you are looking to create a spacious open-plan kitchen and dining area with luxury master bedroom suites above, or need extra bedrooms for a growing family, we are here to help. Contact our friendly team today on 07888 885791 to discuss your ideas, send us a message via WhatsApp, or fill out the simple quote form on this page. We will arrange a free, no-obligation site consultation to review your property, explore practical design solutions, explain the planning route with Broxtowe Borough Council, and provide a clear, transparent estimate for your project.
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