Part single, part two-storey extensions in Telford

Useful details for planning a part single, part two-storey extension in Telford.

Postcode districts: TF2, TF3, TF4, TF7, TF8 and TF12
County / area: Shropshire, England
Price region: West Midlands
Guide price: £72,000–£99,000 (£2,000–£2,750 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: Hadley (2.2 miles), Wellington (3.3 miles), Ryton (5.9 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.

We cover postcode districts TF2, TF3, TF4, TF7, TF8 and TF12 in and around Telford, along with neighbouring Hadley, Wellington and Ryton.

What it costs in Telford

Using our West 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 £72,000–£99,000, 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	£1,840–£2,530 per m²	£66,000–£91,000
Standard	£2,000–£2,750 per m²	£72,000–£99,000
Premium	£2,400–£3,300 per m²	£86,500–£119,000

Planning and building regulations in Telford

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 Telford homes

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.

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.

How we'd run your project

Free site visit
We visit your home in Telford, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
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 it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about part single, part two-storey extensions in Telford

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.

Do I need planning permission for a part single, part two-storey extension in Telford?

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

Our guide for the West Midlands, which covers Telford, is £2,000–£2,750 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 £72,000–£99,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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

The same service in neighbouring towns:

Other extensions in Telford

All two-storey extension services in Telford · Part single, part two-storey extensions across Shropshire

The quickest next step is a visit. We'll look at your house in Telford and give you an honest view of the options.