Two-storey side extensions in Leamington Spa
We cover Leamington Spa and the rest of Warwickshire for two-storey side extensions. Start with a free site visit and a plain-English view of what your house and plot can take.
Leamington Spa: the key facts for this kind of project.
- Postcode districts
- CV31, CV32, CV33 and CV47
- County / area
- Warwickshire, England
- Price region
- West Midlands
- Guide price
- £86,000–£115,500 (£2,050–£2,750 per m²)
- Approval route
- Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
- Nearest towns
- Warwick (2.7 miles), Kenilworth (5.2 miles), Coventry (8.4 miles)
- Distance to Nuneaton
- about 16.6 miles
- First visit
- Free, no obligation
About a two-storey side extension
A two-storey side extension is a new two-floor addition built into the space beside your house, often over a driveway or side passage. It typically adds one or two bedrooms upstairs and a utility, study or larger kitchen below, without giving up rear garden.
We cover postcode districts CV31, CV32, CV33 and CV47 in and around Leamington Spa, along with neighbouring Warwick, Kenilworth and Coventry.
What it costs in Leamington Spa
A guide price for Leamington Spa: around £86,000–£115,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £2,050–£2,750 per m² of new floor space, including VAT at 20%. Professional fees for drawings and the structural engineer are listed separately on our prices page.
| Spec | Per m² | A 3 m × 7 m footprint on two floors (42 m² of new floor space) |
|---|---|---|
| Essential | £1,890–£2,530 per m² | £79,000–£106,500 |
| Standard | £2,050–£2,750 per m² | £86,000–£115,500 |
| Premium | £2,460–£3,300 per m² | £103,500–£138,500 |
Planning and building regulations in Leamington Spa
In England, a two-storey side extension always needs householder planning permission, because permitted development only allows single-storey extensions beyond a side wall. The fee is £548 (or £575 for applications made from 8 December 2026), and councils should decide within 8 weeks of validation. Expect them to look at set-back, roof height, gaps to the boundary and the effect on neighbours.
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 Leamington Spa homes
Access and services
Side extensions often cover the only route to the back garden, a gas meter, soil pipes or a drain run. We plan bin and bike access, move meters and pipes where needed and check drains early, because these items affect both cost and layout.
Set-down and set-back
Councils usually want a two-storey side extension to look subordinate to the house. Setting the front wall back from the main front and dropping the ridge slightly below the main roof helps it read as an addition, and is often expected in local design guidance.
How we'd run your project
Look at the house
We start in Leamington Spa with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about two-storey side extensions in Leamington Spa
Do I need planning permission for a two-storey side extension in Leamington Spa?
Leamington Spa is in England, so England planning rules apply. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
Which postcodes do you cover around Leamington Spa?
We cover Leamington Spa (CV31, CV32, CV33 and CV47) and nearby places including Warwick, Kenilworth and Coventry, plus the rest of Warwickshire. The first site visit is free.
Who handles building regulations for a project in Leamington Spa?
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.
How long does a two-storey side 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.
Can I build a two-storey side extension over my driveway?
Yes, if the drive is wide enough for a useful room and the council accepts the design. You may lose off-road parking, which some councils weigh up, and the foundations need to suit the ground below. We check parking, drains and meter positions at the free site visit before any drawings are prepared.
Nearby
Other towns near Leamington Spa:
Other extensions in Leamington Spa
- Rear
- Wraparound
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Leamington Spa · Two-storey side extensions across Warwickshire
The quickest next step is a visit. We'll look at your house in Leamington Spa and give you an honest view of the options.