Part single, part two-storey extensions in North Luffenham
Adding a part single, part two-storey extension in North Luffenham 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.
The basics for North Luffenham at a glance.
- Postcode districts
- LE15
- County / area
- Rutland, England
- Price region
- East Midlands
- Guide price
- £70,500–£97,000 (£1,960–£2,700 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
- Edith Weston (1.3 miles), Empingham (3.3 miles), Uppingham (4.9 miles)
- Distance to Oakham
- about 5.7 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.
North Luffenham sits about 5.7 miles from Oakham. Closer to home, Edith Weston is 1.3 miles away and Empingham 3.3 miles.
What it costs in North Luffenham
Our guide for the East Midlands is £1,960–£2,700 per m² including VAT. On a project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total), that puts a part single, part two-storey extension in North Luffenham at roughly £70,500–£97,000. 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 | £1,800–£2,480 per m² | £65,000–£89,500 |
| Standard | £1,960–£2,700 per m² | £70,500–£97,000 |
| Premium | £2,350–£3,230 per m² | £84,500–£116,500 |
Planning and building regulations in North Luffenham
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 North Luffenham homes
Structure at the step
The first-floor wall above often sits over the new open-plan space, so it needs a steel beam or frame to carry it. Loads come down at different points than in a full two-storey design, and the engineer sizes the foundations to suit each part.
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
Measure and listen
A visit to North Luffenham to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering North Luffenham.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about part single, part two-storey extensions in North Luffenham
Which postcodes do you cover around North Luffenham?
We cover North Luffenham (LE15) and nearby places including Edith Weston, Empingham and Uppingham, plus the rest of Rutland. The first site visit is free.
Do I need planning permission for a part single, part two-storey extension in North Luffenham?
North Luffenham 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.
How long does a part single, part two-storey extension take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.
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.
Can I add roof lights to the single-storey part?
Yes. Roof lights or a lantern over the single-storey part are one of the main reasons to choose this design, as they light the middle of a deep kitchen. In England they count towards the Part L glazing allowance, normally 25% of the new floor area plus windows removed, so we balance them with the rear doors.
Nearby
Nearby towns we cover for part single, part two-storey extensions:
Other extensions in North Luffenham
- Rear
- Side
- Wraparound
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in North Luffenham · Part single, part two-storey extensions across Rutland
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in North Luffenham.