Part single, part two-storey extensions in Tottenham Hale
Adding a part single, part two-storey extension in Tottenham Hale 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 Tottenham Hale.
- Postcode districts
- N17
- County / area
- Greater London, England
- Price region
- London
- Guide price
- £86,500–£119,000 (£2,400–£3,300 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
- Tottenham (0.8 miles), Seven Sisters (1.4 miles), Walthamstow (1.7 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.
Around Tottenham Hale we also work in Tottenham, Seven Sisters and Walthamstow, and across the rest of Greater London. Postcode district in and near Tottenham Hale: N17.
What it costs in Tottenham Hale
Using our London 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 £86,500–£119,000, 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 | £2,210–£3,040 per m² | £79,500–£109,500 |
| Standard | £2,400–£3,300 per m² | £86,500–£119,000 |
| Premium | £2,880–£3,960 per m² | £103,500–£142,500 |
Planning and building regulations in Tottenham Hale
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 Tottenham Hale 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
Start at your house
We come to your home in Tottenham Hale, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about part single, part two-storey extensions in Tottenham Hale
Which postcodes do you cover around Tottenham Hale?
We cover Tottenham Hale (N17) and nearby places including Tottenham, Seven Sisters and Walthamstow, plus the rest of Greater London. The first site visit is free.
How much does a part single, part two-storey extension cost in Tottenham Hale?
Our guide for London, which covers Tottenham Hale, is £2,400–£3,300 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 £86,500–£119,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Who handles building regulations for a project in Tottenham Hale?
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.
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.
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
Close to Tottenham Hale? We work across the area, including:
Other extensions in Tottenham Hale
- Rear
- Side
- Wraparound
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Tottenham Hale · Part single, part two-storey extensions across Greater London
The quickest next step is a visit. We'll look at your house in Tottenham Hale and give you an honest view of the options.