Two-storey extensions for end-of-terrace houses in Lincolnshire

Lincolnshire at a glance

Nation: England
Price region: East Midlands
Postcode areas: DN, LN, NG, PE
Towns covered: 17 listed below, plus surrounding villages
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Site visits: Free, no obligation

What a two-storey extension for an end-of-terrace house involves

This service suits you if you own an end-of-terrace house with land to the side or a reasonable rear garden.

Lincolnshire towns we list: Lincoln (LN1), Grimsby (DN31), Scunthorpe (DN15), Boston (PE20), Grantham (NG31) and Cleethorpes (DN35). Every other address in Lincolnshire is covered as well.

Guide price in the East Midlands

In the East Midlands, which includes Lincolnshire, we'd expect a two-storey extension for an end-of-terrace house to cost around £84,500–£113,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space), or £2,010–£2,700 per m² including VAT. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

Spec	Per m²	Typical project
Essential	£1,850–£2,480 per m²	£77,500–£104,000
Standard	£2,010–£2,700 per m²	£84,500–£113,000
Premium	£2,410–£3,230 per m²	£101,500–£136,000

Rules in England

In England, a two-storey side extension on an end-of-terrace house always needs planning permission, costing £548 (or £575 for applications made from 8 December 2026). A two-storey rear extension can be permitted development within 3 m of the original rear wall and 7 m from the rear boundary. On a corner plot, nothing can go beyond a side wall that fronts a highway under permitted development.

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

Corner plots

Many end-of-terrace houses sit on corners, where the side wall faces a road. In England nothing can be built beyond a side wall that fronts a highway under permitted development, and councils guard open corners, so we keep a gap to the pavement and design the side wall as a second front.

Older walls and foundations

Many terraces are older, with shallow footings and solid walls. Tying a new two-storey extension into them needs a careful structural design and sometimes movement joints, and we check the gable wall and its foundations before the design is fixed.

How we work in Lincolnshire

Visit and first ideas
One of our team visits your house in Lincolnshire, checks the walls, roof and drains, and sketches out options with you.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Lincolnshire.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Towns we cover in Lincolnshire

Two-storey extensions for end-of-terrace houses in Lincolnshire: questions

How much does a two-storey extension for an end-of-terrace house cost in Lincolnshire?

In the East Midlands our guide is £2,010–£2,700 per m² including VAT, so about £84,500–£113,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Can I build a two-storey side extension on a corner plot?

Often, but it needs planning permission and careful design. Councils protect the openness of corners and the view along the road, so they usually expect a gap to the pavement, a set-back from the front and a side wall with windows rather than a blank wall. We check local guidance and nearby examples first.

Can an end-of-terrace house have a wraparound extension?

Yes, if there is room to the side and rear. It combines a side extension over the open plot with a rear extension, and it always needs planning permission in England. It gives a large open-plan ground floor, but it also affects the attached neighbour and the street, so we test it carefully.

Will my end-of-terrace extension look like a new house on the end?

It should not, if it is designed well. A slightly lower ridge, a set-back from the front wall and a different front door position help it read as an extension. Councils often ask for this to avoid an extension that looks like an extra terraced house.

Will I need planning permission in Lincolnshire?

Lincolnshire is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.

Neighbouring areas

All extension services in Lincolnshire · About two-storey extensions for end-of-terrace houses