Double Storey Extensions • Ollerton, Nottinghamshire
Double Storey Extensions in Ollerton: Design and Construction
A double storey extension in Ollerton typically costs between £48,000 and £95,000 as an indicative guide, depending on floor area, ground conditions, and internal specification. Most projects take around 12 to 18 weeks on site, requiring structural plans, building control approval via East Midlands Building Consultancy, and planning consent where permitted development limits are exceeded.
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- Quality Workmanship
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Double Storey Extensions in Ollerton: the short answer
A double storey extension in Ollerton typically costs between £48,000 and £95,000 as an indicative guide, depending on floor area, ground conditions, and internal specification. Most projects take around 12 to 18 weeks on site, requiring structural plans, building control approval via East Midlands Building Consultancy, and planning consent where permitted development limits are exceeded.
- Typical time on site
- About 12 to 18 weeks on site
- Planning permission
- Permitted development applies to some rear additions; full planning needed otherwise
- Decided by
- Newark and Sherwood District Council
- Indicative cost
- Indicative: £48,000 to £95,000 as a guide
Ollerton property: what makes the work different here
Ollerton sits in north Nottinghamshire, approximately 17 miles from Nottingham city centre, presenting a diverse architectural mix of housing types. The town features older brick-built cottages near its traditional core, mid-century residential streets developed around the former colliery era, and expanding modern housing developments constructed over recent decades. This variety means structural requirements vary considerably across the area. Mid-century semi-detached and detached homes often feature generous rear gardens and wide side plots, making them ideal candidates for substantial double storey rear or side additions that add open-plan family kitchens below and master bedroom suites above. Older solid-wall properties require careful consideration regarding structural ties, damp proofing, and matched heritage masonry. Newer timber-frame or cavity wall homes require accurate structural load calculations when removing rear walls to ensure upper floors remain fully supported. Understanding these local structural nuances ensures that new extensions integrate seamlessly with the existing fabric while respecting surrounding residential streetscapes.
What double storey extensions involves
Constructing a double storey extension involves substantial structural engineering and precise coordination across multiple construction trades. The process begins with setting out the site, excavating foundation trenches to depths specified by structural engineers, and pouring concrete footings to carry the dual-storey loads. Sub-structure brickwork and damp proof courses are established before installing insulated ground-floor slabs. The superstructure rises using cavity wall construction, combining thermal insulation blocks with carefully matched external facing brickwork. At first-floor level, engineered timber or steel floor joists are installed to create a stable deck for the upper storey. Structural steel beams are craned into position to span wide openings where existing external walls are knocked through. Once masonry reaches full height, roof trusses are erected, felted, battened, and tiled to make the building completely watertight. First-fix carpentry, electrical cabling, and plumbing pipework follow, leading to interior plastering, second-fix joinery, and final decorative finishes.
Do I need planning permission in Ollerton? (Newark and Sherwood District Council)
Navigating planning permission for a double storey extension in Ollerton requires assessing whether your proposal fits within Permitted Development rights or necessitates a full planning application to Newark and Sherwood. Under permitted development guidelines, a two-storey rear extension must not exceed three metres in depth from the original rear elevation, must not exceed the existing roof ridge height, and must maintain a minimum distance of two metres from any boundary if eaves exceed three metres. Upper-floor side-facing windows must also be fitted with obscured glass. If your project involves a side extension, extends further into the rear garden, or sits within a designated conservation area, a full householder planning application must be submitted to Newark and Sherwood. We handle the entire submission process, preparing compliant architectural plans, block layouts, and elevation drawings to ensure your project progresses through council assessment smoothly.
Building regulations, inspections and paperwork
Every double storey extension constructed in Ollerton must comply fully with national Building Regulations. Building control services for the area are delivered by East Midlands Building Consultancy, the shared building control partnership operating across Newark and Sherwood, Rushcliffe, and South Kesteven. This service ensures that every stage of structural and architectural work satisfies rigorous standards for structural safety, thermal efficiency, moisture resistance, ventilation, and fire egress. Before site commencement, structural plans and calculation packages are submitted for plan-check approval. During the build, building control surveyors attend site at critical inspection milestones: foundation excavations before pouring concrete, damp proof courses and oversite preparation, structural steelwork installation, floor joist spans, roof structure framing, thermal insulation installation, and foul drainage connections. At practical completion, following satisfactory testing of drainage, ventilation, and Part P electrical compliance, East Midlands Building Consultancy issues a formal Building Regulations Completion Certificate. This document is essential for your records, proving lawful compliance and protecting your property value during future conveyancing.
Council contacts for Ollerton
Newark and Sherwood District Council is the planning authority. Building control is handled by East Midlands Building Consultancy, the shared building control service run with Rushcliffe and South Kesteven.
- Planning
- 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 deliver double storey extensions across Ollerton using a structured, end-to-end design and build process that keeps your project organised, on schedule, and on budget. We start with an initial on-site consultation to evaluate your property, understand your family's space requirements, and assess planning feasibility. From there, architectural drawings are prepared alongside structural calculations detailing the required steelwork, timber loadings, and foundation depths. We manage the submission process through Newark and Sherwood planning departments or confirm permitted development compliance, while coordinating plan approvals with East Midlands Building Consultancy. Once statutory approvals are in place, our skilled site team begins physical groundworks, followed by masonry construction, structural framing, weatherproofing, and interior fit-outs. A dedicated project manager supervises the work daily, coordinates building control site inspections, and ensures trade quality remains consistently high. Regular milestone updates keep you informed at every step until final snagging and certificate sign-off.
- Step 1
Initial Consultation & Feasibility
We inspect your Ollerton property, discuss spatial requirements, examine boundaries, assess planning feasibility, and establish an initial design brief.
- Step 2
Architectural Plans & Engineering
Our team drafts detailed architectural floorplans, elevations, and structural engineer load calculations for steel beams and foundations.
- Step 3
Planning & Building Control Submission
We submit householder plans to Newark and Sherwood or prepare building notices for East Midlands Building Consultancy.
- Step 4
Groundworks & Foundations
Excavating foundation trenches to approved depths, pouring concrete footings, and laying sub-structure brickwork up to damp proof course.
- Step 5
Superstructure & Steelwork
Laying cavity walls, matching facing brickwork, fitting insulation, and installing first-floor joists alongside structural steel support beams.
- Step 6
Roof Framing & Weatherproofing
Constructing timber roof rafters, installing breather membrane, battening, tiling, and fitting high-performance windows to achieve a watertight shell.
- Step 7
First-Fix & Plastering
Running electrical cabling, plumbing loops, heating pipework, followed by insulation, plasterboarding, and multi-coat interior plaster skimming.
- Step 8
Second-Fix & Final Handover
Installing sanitaryware, internal doors, skirtings, lighting, finishing snagging, and securing the final Building Regulations Completion Certificate.
| Weeks 1-3: Groundworks & Foundations | Site setup, setting out footprints, mechanical excavation of foundation trenches, and pouring concrete strip or trench-fill footings. |
|---|---|
| Weeks 4-7: Superstructure Masonry | Laying inner blockwork, external facing brickwork, fitting cavity insulation, and installing first-floor structural joists and steel beams. |
| Weeks 8-10: Roof & Weatherproofing | Erecting timber roof trusses, laying membrane and battens, tiling, and installing exterior windows and external doors. |
| Weeks 11-14: Knock-Through & First-Fix | Knocking through existing walls, installing internal stud walls, roughing in electrical wiring, plumbing, and applying plaster skim. |
| Weeks 15-18: Second-Fix & Completion | Fitting bathrooms, joinery, radiators, electrical sockets, completing final snagging, and East Midlands Building Consultancy sign-off. |
What drives the cost in Ollerton
The budget required for a double storey extension in Ollerton depends on multiple structural and site-specific factors. Ground conditions dictate the depth and design of foundations, with tree root zones or varied soil types requiring engineered trench fills or piled solutions. The overall footprint and structural layout heavily influence expenditure; open-plan ground floors requiring substantial structural steel beams to support first-floor brickwork and internal partitions naturally cost more than simple divided layouts. Roof integration is another key cost driver; tying a new dual-pitch roof into an existing roof structure demands skilled carpentry and carefully matched roofing tiles. Material selection also impacts the budget, ranging from standard facing bricks on modern estates to reclaimed profiles required for older properties. Internal fittings, including master en-suite bathrooms, custom electrical layouts, underfloor heating, and secondary heating zones, form a substantial part of the final investment. We provide transparent, line-by-line itemised quotes reflecting exact specifications so you have total clarity before construction commences.
| Footprint and Floor Area | Larger footprints require increased excavation, concrete, structural masonry, and roofing materials, scaling overall labour and material costs. |
|---|---|
| Ground Conditions & Foundations | Deep foundations, engineered trench fills, or proximity to mature trees increase groundworks excavation and concrete volume requirements. |
| Structural Steel Complexity | Wide ground-floor knock-throughs require heavy structural steel goalposts and padstones to support upper masonry and roof loads. |
| Internal Fit-Out & Bathrooms | Fitting bespoke master en-suites, high-end family bathrooms, and integrated underfloor heating systems increases plumbing and electrical costs. |
| Glazing & Exterior Finishes | Bespoke aluminium bi-fold doors, lantern roofs, or specialty heritage bricks require higher material expenditure than standard uPVC and brick. |
| Drainage & Utility Diversions | Rerouting existing drainage runs, inspection chambers, or gas and water mains adds groundworks complexity and specialist labour. |
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 Ollerton
We construct a wide variety of double storey extensions tailored to different property styles in Ollerton. Two-storey rear extensions are among the most popular, combining expansive open-plan kitchen-diners on the ground floor with additional bedrooms, en-suites, or family bathrooms upstairs. For properties with adequate side space, two-storey side extensions offer an exceptional way to add utility rooms, garages, and home offices below, matched with large master suites above. We also build wrap-around double storey extensions on corner plots, maximising garden orientation while transforming the internal flow of the home. Whether modernising a post-war family house or extending a contemporary detached property, we engineer each build to optimize interior floor space, daylight penetration, and structural efficiency.
Read the full Double Storey Extensions guide for design options, planning rules and what drives cost.
Living in the house while we work
Many homeowners choose to remain living in their Ollerton home throughout a double storey extension project. Because the initial phases—excavation, concrete pouring, external bricklaying, and roof framing—take place entirely outside the existing building footprint, your daily domestic routine can proceed with manageable interruption. Internal disruption is concentrated during the knock-through stage when opening up ground-floor living areas and integrating first-floor corridors or doorways. To minimise inconvenience, we install heavy-duty dust barriers, timber stud hoardings, and temporary floor protection before opening existing external walls. Essential utilities such as water, heating, and power are maintained throughout, with any necessary changeovers scheduled during controlled windows with advance notice. We also manage on-site logistics carefully, setting up tidy compound areas for materials and skips on your driveway or front boundary to keep residential access clear and ensure neighbouring properties experience minimal disruption.
Areas we also cover near Ollerton
Based just 17 miles north of Nottingham, our construction team operates across Ollerton and its immediate neighbouring communities. We frequently handle multi-storey residential projects in Edwinstowe, designing timber and brick extensions that complement the character of village streetscapes. We also deliver two-storey additions in Bilsthorpe, helping families expand semi-detached and detached properties to accommodate expanding households. In Boughton, our team works across both established residential avenues and modern developments, extending ground-floor living space while adding upper-floor bedrooms and en-suites. Regardless of where your property is situated within the Newark and Sherwood district, we bring identical standards of structural precision, project management, and regional regulatory expertise to every build.
Double Storey Extensions in Ollerton: questions people ask
What factors drive the overall cost of a double storey extension in Ollerton?
The overall cost of a double storey extension in Ollerton is driven primarily by footprint size, foundation depth, and ground conditions. Structural complexity, such as steel framework for open-plan layouts, significantly affects expenditure. Internal choices like kitchen and bathroom specifications, glazing styles, and heating configurations also alter the budget. Furthermore, matching external finishes to existing brickwork and roof materials in older villages or estates influences overall pricing, alongside service relocation and drainage connections.
What indicative budget should I prepare for a two-storey extension?
As an indicative guide, a standard double storey extension in Ollerton typically ranges from £48,000 to £95,000 or more. Straightforward two-storey rear additions with standard finishes sit towards the lower end of the spectrum, while larger wrap-around projects with bespoke glazing, integrated structural steels, high-end kitchens, and master en-suites reach the top end. We provide itemised, transparent quotes based on structural calculations and bespoke architectural layouts following an initial site visit to your property.
How long does a two-storey extension take from start to finish?
On-site construction for a double storey extension in Ollerton generally takes between 12 and 18 weeks. The timeline varies depending on the scale of groundworks, weather conditions, structural knock-through complexity, and interior fitting requirements. Prior to breaking ground, design drafting, structural engineering calculations, and Newark and Sherwood planning or building control approvals usually add an initial 8 to 12 weeks to the overall project duration. We maintain a clear project programme throughout every phase.
Do I need planning permission for a double storey extension in Ollerton?
You will require planning permission from Newark and Sherwood if your two-storey extension falls outside permitted development rights. This applies if the build extends more than three metres from the rear wall, sits within two metres of a boundary with eaves over three metres high, or exceeds the height of your existing roof. Full planning is also required for side two-storey additions, properties in designated conservation areas, or where permitted development rights have been revoked.
What are the permitted development rules for two-storey builds?
Permitted development allows certain double storey rear extensions without full planning consent, provided they meet strict statutory conditions. The extension must not exceed three metres in depth from the original rear wall, must match the existing exterior materials, and cannot be taller than the existing ridge. Upper-floor side-facing windows must feature obscured glazing and sit 1.7 metres above the floor level. We confirm your property's permitted development status during the initial feasibility review.
How do conservation areas affect double storey extensions in Ollerton?
If your property is located within an Ollerton conservation area or a designated heritage zone, permitted development rights for double storey extensions are restricted. Any multi-storey addition requires a full planning application submitted to Newark and Sherwood. Proposals must respect historic street scenes, traditional roof pitches, and local material palettes. We guide you through the heritage constraints, preparing sensitive architectural drawings that balance modern family living requirements with statutory preservation policies.
What building regulations and inspections are required for the build?
Every double storey extension requires full building regulations approval. East Midlands Building Consultancy, the shared service covering Newark and Sherwood, oversees structural integrity, thermal efficiency, drainage, fire safety, and ventilation. Statutory site inspections occur at crucial stages, including foundation trenches, damp proof courses, floor joists, structural steel installations, roof framework, and thermal insulation. On completion and final inspection, you receive a formal Building Regulations Completion Certificate confirming total compliance for future resale.
Does the Party Wall Act apply to my two-storey extension project?
If your proposed double storey extension involves building on or near a shared boundary, or cutting into a shared wall, the Party Wall etc. Act 1996 applies. You must serve formal notice to your neighbours at least two months before starting excavation or construction. In Ollerton's residential areas, neighbours often consent amicably once shown detailed drawings. If a dispute arises, party wall surveyors are appointed to agree on an award protecting both parties.
How are VAT and project payments structured during construction?
All quotation figures clearly detail the applicable standard rate of VAT. We work on a structured stage-payment schedule linked directly to verifiable construction milestones rather than requesting large sums upfront. Payments are typically split across agreed phases: groundworks completion, first-floor structural deck, roof watertight stage, first-fix installations, plastering, and practical completion. A minor retention sum is held until final snagging is closed out to your complete satisfaction, ensuring clear financial management throughout.
Why do I need structural engineering calculations and architectural drawings?
Accurate architectural drawings and independent structural engineer calculations are mandatory before starting any two-storey extension. Drawings detail spatial floorplans, window alignments, and exterior elevations required for Newark and Sherwood submissions. Structural calculations specify foundation depths, load-bearing masonry, timber joist sizing, and steel beam dimensions necessary to safely carry upper-floor bedrooms and roof loads. East Midlands Building Consultancy requires these calculations to formally approve plans prior to commencement.
How should I choose the right contractor for my extension in Ollerton?
Selecting the right builder requires verifying verifiable local experience, comprehensive insurance cover, and transparent contracting. Look for a team that manages the entire lifecycle, from structural steels and brick matching to final building control sign-offs. Always request transparent written quotations detailing the full scope of work, clear stage-payment terms, and straightforward communication channels. Choosing a local design and build contractor familiar with Nottinghamshire building inspectors guarantees seamless site coordination from day one.
Can we live in the house while the two-storey extension is built?
Most homeowners remain living in their home throughout a double storey extension. Because work initially occurs externally during groundworks, bricklaying, and roofing, domestic disruption is contained outside. When knocking through external walls to connect the ground and first floors, temporary dust screens, hoardings, and floor coverings protect living spaces. We schedule utility changeovers meticulously, ensuring central heating, water, and power remain operational with minimal temporary interruptions during structural connections.
How do you manage parking, skips, and material storage on residential streets?
Site access, skip positioning, and deliveries are coordinated carefully to minimise neighbourhood disruption. In Ollerton, driveways or front gardens are typically used for material drops, mixer placement, and skips. Where space is constrained or roadside positioning is necessary, we secure appropriate permissions and manage deliveries to prevent blocking residential traffic. We maintain clean, tidy boundaries, sweep work areas daily, and brief delivery drivers regarding considerate parking across residential roads.
What guarantees, warranties, and completion paperwork will I receive?
Upon project completion, you receive a complete handover pack containing all essential statutory paperwork. This includes the Building Regulations Completion Certificate issued by East Midlands Building Consultancy, electrical installation certificates (Part P), Gas Safe commissioning documentation for extended heating loops, and written structural warranties. These documents are vital records certifying that the extension has been built to current national standards, preserving property value for future sale.
Which neighbouring areas around Ollerton do you cover for extension work?
Alongside Ollerton, we undertake double storey extensions across the surrounding Nottinghamshire districts. Our operational radius covers neighbouring communities including Edwinstowe, Bilsthorpe, and Boughton. Whether working on modern residential estates, traditional former colliery brick properties, or detached village homes, we apply the same design rigor, dedicated project management, and regional building control expertise across all local projects within our service footprint.
What is the first step to get my double storey extension underway?
Getting your project started is straightforward. Contact us directly by phone on 07888 885791, message us via WhatsApp, or submit your project details using the online quote form on this page. We arrange an initial site consultation at your Ollerton home to discuss your space requirements, review site feasibility, explain planning and building control steps, and deliver a clear, itemised indicative quotation.
Next step for your Ollerton project
If you are planning a double storey extension in Ollerton to create additional bedrooms, a modern family kitchen, or generous living space, our team is ready to help. We provide practical advice on planning constraints, structural design, and construction timelines tailored directly to your property. Contact Design N Build today by calling 07888 885791 to speak directly with an experienced builder. You can also send us project details via WhatsApp or complete the simple quote form on this page to arrange an initial on-site consultation and receive a clear, itemised indicative estimate.
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