Planning permission for two-storey extensions in Rutland
Our planning application service covers the whole of Rutland. Choose your town below, or get in touch to talk your project through.
Rutland at a glance
- Nation
- England
- Price region
- East Midlands
- Postcode areas
- LE
- Towns covered
- 8 listed below, plus surrounding villages
- Site visits
- Free, no obligation
What a planning application involves
This service suits you if you want your two-storey extension to go through planning with the best chance of approval. You get a check of your house's planning history, permitted development rights and local design guidance, a design shaped around them, the application prepared and submitted, and someone to deal with the planning officer's questions. We cannot promise an outcome, but we design to give the application a fair chance.
Towns in Rutland include Oakham (LE15), Uppingham (LE15), Langham (LE15), Cottesmore (LE15), Empingham (LE15) and Edith Weston (LE15). If yours isn't listed, we still cover it.
Fees
Planning drawings are a guide of £2,000–£3,500, priced in writing before the design stage starts. 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).
Rules in England
In England, a householder planning application costs £548 (or £575 for applications made from 8 December 2026), and councils should decide within 8 weeks of validation. Two-storey side, wraparound and front extensions always need permission. Rear extensions may be permitted development within the 3 m and 7 m limits, confirmed with a lawful development certificate costing £274 (about £288 for applications 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.
The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.
Getting the design right
A complete application
Applications that are missing drawings, the right fee or a certificate of ownership are not validated, and the decision clock does not start. We check the council's validation list so the application is complete on day one.
Check the history first
Planning conditions from when the house was built, earlier extensions and Article 4 directions can all remove permitted development rights. We check the council's records and your house's history before design starts, so the route is clear.
How we work in Rutland
Measure and listen
A visit to Rutland 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 Rutland.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Towns we cover in Rutland
Planning permission for two-storey extensions in Rutland: questions
What happens if my planning application is refused?
You can change the design and apply again, or appeal. In England, a householder appeal must usually be made within 12 weeks of the decision. Often the best route is a revised design that answers the reasons for refusal. We read the officer's report and advise which option has the better chance.
Should I get pre-application advice from the council?
It can help on sensitive sites, such as conservation areas, corner plots or front extensions, where the council's view is hard to predict. Many councils charge for it and response times vary. For straightforward designs that follow local guidance, a well prepared application is often the quicker route.
Neighbouring areas
- Planning permission for two-storey extensions in Leicestershire
- Planning permission for two-storey extensions in Northamptonshire
- Planning permission for two-storey extensions in Cambridgeshire
- Planning permission for two-storey extensions in Nottinghamshire
All extension services in Rutland · About planning permission for two-storey extensions
Ready to see what a second storey could do for your home?
Book a free site visit. We'll look at your house, talk through options and explain the approvals you'd need, then price the design stage in writing.