Two-storey annexe extensions in Rutland
We design and build two-storey annexe extensions across Rutland, from the larger towns to the villages in between. Every project starts with a free site visit.
Rutland at a glance
- Nation
- England
- Price region
- East Midlands
- Postcode areas
- LE
- Towns covered
- 8 listed below, plus surrounding villages
- Approval route
- Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
- Site visits
- Free, no obligation
What a two-storey annexe extension involves
This service suits you if a parent, grown-up child or carer is moving in and you want them to have their own space while staying connected to the house. You get a layout that can be self-contained or shared, the approvals your nation needs with the annexe use made clear, accessible design where needed and the build, carried out by vetted teams working under S&K.
The main places we list in Rutland are Oakham (LE15), Uppingham (LE15), Langham (LE15), Cottesmore (LE15), Empingham (LE15) and Edith Weston (LE15). We cover the villages in between too.
Guide price in the East Midlands
A guide price for Rutland: around £84,500–£113,000 (plus kitchenette and shower room fittings, priced to your choice) for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £2,010–£2,700 per m² of new floor space, including VAT at 20%. 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 | Typical project |
|---|---|---|
| Essential | £1,850–£2,480 per m² | £77,500–£104,000 |
| Standard | £2,010–£2,700 per m² | £84,500–£113,000 |
| Premium | £2,410–£3,230 per m² | £101,500–£136,000 |
Rules in England
In England, an annexe on two floors is assessed like any two-storey extension: at the rear it can be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary, but at the side it needs planning permission, costing £548 (or £575 for applications made from 8 December 2026). Councils often add a condition that the annexe stays ancillary to the main house and is not let separately.
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
Ground-floor living for the future
Many annexes are planned so the occupant could live on the ground floor if stairs become difficult. A ground-floor bedroom space, a level-access shower and wider doorways cost little at the design stage and are expensive to add later.
Fire separation and escape
A kitchenette in an annexe and a bedroom above need safe escape and suitable separation from the main house. Building control checks the escape windows, smoke alarms and the door between the two parts.
How we work in Rutland
Look at the house
We start in Rutland with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Rutland.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Towns we cover in Rutland
Two-storey annexe extensions in Rutland: questions
How much does a two-storey annexe extension cost in Rutland?
In the East Midlands our guide is £2,010–£2,700 per m² including VAT, so about £84,500–£113,000 (plus kitchenette and shower room fittings, priced to your choice) for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.
Can I rent out an annexe later?
Not always. Many annexe permissions include a condition that it is only used by members of the household, so renting it out may need a fresh planning application. If you think you might want to let it, tell us at the start so we can explain the options.
Can an annexe have its own front door?
It can, but a separate front door, kitchen and address together make it look more like a separate home, which can change how the council treats it for planning. Many annexes have their own door to the garden or side and an internal door to the main house. We explain how each choice is likely to be viewed before the design is fixed.
Does a two-storey annexe need planning permission?
It depends on where it goes and your nation. In England, a rear annexe extension can be permitted development within the 3 m and 7 m limits, but a side one always needs planning permission. If the annexe could work as a separate home, the council may treat it as a new dwelling, which needs full planning permission.
Will I need planning permission in Rutland?
Rutland is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Neighbouring areas
- Two-storey annexe extensions in Leicestershire
- Two-storey annexe extensions in Northamptonshire
- Two-storey annexe extensions in Cambridgeshire
- Two-storey annexe extensions in Nottinghamshire
All extension services in Rutland · About two-storey annexe 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.