Part single, part two-storey extensions in Cirencester
Adding a part single, part two-storey extension in Cirencester gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
Useful details for planning a part single, part two-storey extension in Cirencester.
- Postcode districts
- GL7
- County / area
- Gloucestershire, England
- Price region
- South West England
- Guide price
- £74,000–£102,000 (£2,060–£2,830 per m²)
- Approval route
- It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.
- Nearest towns
- Stroud (10 miles), Charlton Kings (11.8 miles), Wootton Bassett (12.6 miles)
- Distance to Gloucester
- about 15.4 miles
- First visit
- Free, no obligation
About a part single, part two-storey extension
A part single, part two-storey extension is an extension where the ground floor is wider or deeper than the floor above, so only part of it rises to two storeys. It usually gives a large kitchen or living area with roof lights below and one bedroom or bathroom above. It is often a good way to add space while limiting the effect on neighbours.
Cirencester sits about 15.4 miles from Gloucester. Closer to home, Stroud is 10.0 miles away and Charlton Kings 11.8 miles.
What it costs in Cirencester
Most of the cost of a part single, part two-storey extension is set by its size and specification. For Cirencester and the rest of South West England, our guide is £2,060–£2,830 per m² including VAT, so about £74,000–£102,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.
| Spec | Per m² | A 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) |
|---|---|---|
| Essential | £1,900–£2,610 per m² | £68,000–£94,000 |
| Standard | £2,060–£2,830 per m² | £74,000–£102,000 |
| Premium | £2,470–£3,400 per m² | £89,000–£122,500 |
Planning and building regulations in Cirencester
In England, the extension can only be permitted development if it goes no more than 3 m beyond the original rear wall and stays at least 7 m from the rear boundary, with matching materials and roof pitch. We check the whole design against the rules, including the 50% garden coverage limit. If any part fails, or extends beyond a side wall on two floors, you need planning permission, costing £548 (or £575 for applications made from 8 December 2026).
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.
Design points for Cirencester homes
Where to put the two-storey part
The two-storey section usually works best away from the closest neighbour, with the single-storey part on that boundary side. We test a few positions against neighbours' windows, the upstairs layout and the roof shape before choosing the one to take forward.
Light into the kitchen
The single-storey part is the place for roof lights or a lantern, which bring daylight deep into the plan. In England, glazing is normally limited to 25% of the new floor area plus any windows removed, unless calculations show the house still performs, so we plan the balance early.
How we'd run your project
Visit and first ideas
One of our team visits your house in Cirencester, checks the walls, roof and drains, and sketches out options with you.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about part single, part two-storey extensions in Cirencester
Who handles building regulations for a project in Cirencester?
We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
How much does a part single, part two-storey extension cost in Cirencester?
Our guide for South West England, which covers Cirencester, is £2,060–£2,830 per m² including VAT. A typical project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) comes to about £74,000–£102,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Do I need planning permission for a part single, part two-storey extension in Cirencester?
Cirencester is in England, so England planning rules apply. It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
Can the single-storey part be deeper than the two-storey part?
With planning permission, yes, and that is often the point of the design: the ground floor projects further into the garden while the first floor stays back from neighbours. Under permitted development, the depth limits for extensions of more than one storey can apply to the whole extension, so we confirm which route applies before drawings are finalised.
Which side should the two-storey part go on?
Usually the side furthest from the nearest neighbour's windows, so the single-storey part sits nearest them and keeps their light. Other factors are where the stairs land upstairs, which room needs the extra space and where drains run. We sketch options at the design stage and explain which is most likely to be approved.
Nearby
Other towns near Cirencester:
Other extensions in Cirencester
- Rear
- Side
- Wraparound
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Cirencester · Part single, part two-storey extensions across Gloucestershire
Tell us about your house in Cirencester and we'll call you back to arrange a free, no-obligation visit.