Two-storey extensions for end-of-terrace houses in Rutland
Looking for two-storey extensions for end-of-terrace houses in Rutland? We handle the full job: survey, design, approvals, structural design and build.
Rutland at a glance
- Nation
- England
- Price region
- East Midlands
- Postcode areas
- LE
- Towns covered
- 8 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.
Across Rutland we cover Oakham (LE15), Uppingham (LE15), Langham (LE15), Cottesmore (LE15), Empingham (LE15) and Edith Weston (LE15), plus the smaller places around them.
Guide price in the East Midlands
A guide price for Rutland: around £84,500–£113,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £2,010–£2,700 per m² of new floor space, including VAT at 20%. Professional fees for drawings and the structural engineer are listed separately on our prices page.
| 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
Continuing the terrace roof
A side extension on an end-of-terrace house usually continues the roofline of the row, so the pitch, eaves height and tiles must match. A small step down in the ridge and a set-back at the front often help the extension read as an addition rather than an extra house.
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.
How we work in Rutland
Start at your house
We come to your home in Rutland, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Towns we cover in Rutland
Two-storey extensions for end-of-terrace houses in Rutland: questions
How much does a two-storey extension for an end-of-terrace house cost in Rutland?
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.
Are old terrace foundations strong enough to extend next to?
Usually, but they need checking. Older terraces often have shallow brick footings, and a new two-storey extension sits on deeper, modern foundations alongside them. The structural engineer designs the junction so the two can move slightly without cracking, and we dig trial holes to see what is there before the design is fixed.
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 Rutland?
Rutland is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Neighbouring areas
- Two-storey extensions for end-of-terrace houses in Leicestershire
- Two-storey extensions for end-of-terrace houses in Northamptonshire
- Two-storey extensions for end-of-terrace houses in Cambridgeshire
- Two-storey extensions for end-of-terrace houses in Nottinghamshire
All extension services in Rutland · About two-storey extensions for end-of-terrace houses
Ready to see what a second storey could do for your home?
Book a free site visit. We'll look at your house, talk through options and explain the approvals you'd need, then price the design stage in writing.