Two-storey side extensions in Oakham
We plan and build two-storey side extensions for homeowners in Oakham and nearby. Every project starts with a free visit and a design stage priced in writing before any work begins.
What we'd confirm first for a project in Oakham.
- Postcode districts
- LE15
- County / area
- Rutland, England
- Price region
- East Midlands
- Guide price
- £84,500–£113,000 (£2,010–£2,700 per m²)
- Approval route
- Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
- Nearest towns
- Langham (1.9 miles), Cottesmore (4.4 miles), Edith Weston (4.7 miles)
- First visit
- Free, no obligation
About a two-storey side extension
A two-storey side extension suits a detached or semi-detached house with a side garden, driveway or garage wide enough to build on. You get a design that sits comfortably on the street, a planning application or permitted development check depending on your nation, structural design, building regulations approval and the build itself. We manage the whole process, and the work is carried out by vetted teams working under S&K.
We cover Oakham (LE15) and the places around it, including Langham (1.9 miles), Cottesmore (4.4 miles) and Edith Weston.
What it costs in Oakham
In the East Midlands, which includes Oakham, we'd expect a two-storey side extension to cost around £84,500–£113,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space), or £2,010–£2,700 per m² including VAT. Keep a contingency of around 10% for things nobody can see until the ground is opened up.
| Spec | Per m² | A 3 m × 7 m footprint on two floors (42 m² of new floor space) |
|---|---|---|
| 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 |
Planning and building regulations in Oakham
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 Oakham homes
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.
Avoiding a terracing effect
Where semi-detached houses sit close together, side extensions on neighbouring houses can join up and turn a row of pairs into a terrace. Many councils ask for a gap to the boundary at first floor to stop this, so we check local guidance before fixing the width.
How we'd run your project
Free site visit
We visit your home in Oakham, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Oakham.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about two-storey side extensions in Oakham
How much does a two-storey side extension cost in Oakham?
Our guide for the East Midlands, which covers Oakham, is £2,010–£2,700 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £84,500–£113,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
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.
Which postcodes do you cover around Oakham?
We cover Oakham (LE15) and nearby places including Langham, Cottesmore and Edith Weston, plus the rest of Rutland. The first site visit is free.
Do I need planning permission for a two-storey side extension in Oakham?
Oakham 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.
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 Oakham:
Other extensions in Oakham
- 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 Oakham · Two-storey side extensions across Rutland
Book a free site visit in Oakham and we'll tell you what's possible, what approvals you need and what the design stage would cost.