Part single, part two-storey extensions in Oakham

The basics for Oakham 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: Langham (1.9 miles), Cottesmore (4.4 miles), Edith Weston (4.7 miles)
First visit: Free, no obligation

About a part single, part two-storey extension

A part single, part two-storey extension suits you if you want a generous ground floor but only need one extra room upstairs, or if a full two-storey design would affect a neighbour too much. You get design options that test where the two-storey part works best, the approvals your nation needs, structural design, building regulations approval and the build, carried out by vetted teams working under S&K.

Around Oakham we also work in Langham, Cottesmore and Edith Weston, and across the rest of Rutland. Postcode district in and near Oakham: LE15.

What it costs in Oakham

Using our East Midlands rates, a part single, part two-storey extension with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) comes to about £70,500–£97,000, including VAT. Bigger or more glazed designs cost more per m². Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.

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 Oakham

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 Oakham 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.

The roof junction

Where the single-storey roof meets the two-storey wall you need a sound weathering detail, usually a lead or similar flashing, and enough height for roof lights or a lantern. We set the roof falls and the upstairs window sill heights together so they do not clash.

How we'd run your project

Free site visit
We visit your home in Oakham, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Get it approved
Once you're happy with the design we submit it to the council for Oakham and deal with any questions from the planning officer.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
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 Oakham

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.

How much does a part single, part two-storey extension cost in Oakham?

Our guide for the East Midlands, which covers Oakham, is £1,960–£2,700 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 £70,500–£97,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Which postcodes do you cover around Oakham?

We cover Oakham (LE15) and nearby places including Langham, Cottesmore and Edith Weston, plus the rest of Rutland. The first site visit is free.

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

Other towns near Oakham:

Other extensions in Oakham

All two-storey extension services in Oakham · Part single, part two-storey extensions across Rutland

Book a free site visit in Oakham and we'll tell you what's possible, what approvals you need and what the design stage would cost.