Two-storey front extensions in Lincolnshire

Lincolnshire at a glance

Nation: England
Price region: East Midlands
Postcode areas: DN, LN, NG, PE
Towns covered: 17 listed below, plus surrounding villages
Approval route: Planning permission is needed: nothing can go forward of the front wall under permitted development.
Site visits: Free, no obligation

What a two-storey front extension involves

A two-storey front extension is an addition built forward of the front wall of your house on both floors, often a deeper hall or study below and a larger bedroom above. Because it changes how the house looks from the street, it always needs planning permission in England and is judged closely on design. It suits houses set well back from the road.

The main places we list in Lincolnshire are Lincoln (LN1), Grimsby (DN31), Scunthorpe (DN15), Boston (PE20), Grantham (NG31) and Cleethorpes (DN35). We cover the villages in between too.

Guide price in the East Midlands

For budgeting in Lincolnshire, allow around £26,000–£35,500 for a two-storey front extension with a 3 m × 2 m footprint on two floors (12 m² of new floor space). That's based on £2,160–£2,940 per m² including VAT for the East Midlands. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	Typical project
Essential	£1,980–£2,700 per m²	£24,000–£32,500
Standard	£2,160–£2,940 per m²	£26,000–£35,500
Premium	£2,590–£3,530 per m²	£31,000–£42,500

Rules in England

In England, a two-storey front extension always needs householder planning permission, because permitted development does not allow any extension forward of the principal elevation. The fee is £548 (or £575 for applications made from 8 December 2026). Councils judge it mainly on design and the street scene, and should decide within 8 weeks of validation.

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

Respecting the building line

Councils pay close attention to how far a front extension projects past the line of neighbouring houses. A shallow projection, often a gable or bay that echoes the original design, has a much better chance of approval than a deep box. We look at the street before drawing anything.

Roof and gable design

A front extension is the most visible part of the house, so the roof needs to look deliberate: a matching gable, a hipped bay or a porch roof below a first-floor bay. We match the pitch and materials and keep the ridge below the main roof.

How we work in Lincolnshire

Free site visit
We visit your home in Lincolnshire, 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.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
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 Lincolnshire

Two-storey front extensions in Lincolnshire: questions

How much does a two-storey front extension cost in Lincolnshire?

In the East Midlands our guide is £2,160–£2,940 per m² including VAT, so about £26,000–£35,500 for a 3 m × 2 m footprint on two floors (12 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Does a front extension affect my parking?

It can. If it is built over part of the drive you may lose a parking space, and some councils consider whether enough off-road parking remains. We measure the drive at the survey and show on the drawings how cars, bins and meters will fit after the work.

Can I combine a front extension with a porch?

Yes. A common approach is a two-storey bay or gable with a single-storey porch roof running across the front door. This gives a bigger hall and front bedroom while breaking up the mass of the front wall. Both parts are covered by the same planning application and building regulations approval.

How far forward can a front extension go?

There is no fixed figure, because a two-storey front extension needs planning permission and the council decides case by case. Many councils' design guides favour a shallow projection that keeps a clear front garden. Our guide prices assume a modest example with a 3 m × 2 m footprint on two floors (12 m² of new floor space).

Will I need planning permission in Lincolnshire?

Lincolnshire is in England. Planning permission is needed: nothing can go forward of the front wall under permitted development.

Neighbouring areas

All extension services in Lincolnshire · About two-storey front extensions