Two-storey side extensions in Oswestry

Useful details for planning a two-storey side extension in Oswestry.

Postcode districts: SY10, SY11 and SY12
County / area: Shropshire, 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: Shrewsbury (16.4 miles), Whitchurch (Shropshire) (17.1 miles), Chester (23.7 miles)
Distance to Telford: about 28.4 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.

Around Oswestry we also work in Shrewsbury, Whitchurch (Shropshire) and Chester, and across the rest of Shropshire. Postcode districts in and near Oswestry: SY10, SY11 and SY12.

What it costs in Oswestry

Expect a two-storey side extension in Oswestry to land somewhere around £86,000–£115,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Our West Midlands guide rate is £2,050–£2,750 per m², including VAT. Design fees, structural calculations and approval fees are separate and listed 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 Oswestry

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 Oswestry homes

Side windows, boundaries and gutters

Upstairs windows in the side wall face the neighbour, so they are usually obscure-glazed and fixed, or left out. Building close to the boundary also raises questions about foundations, overhanging gutters and access for maintenance, so we design the eaves and gutter to stay within your land.

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.

How we'd run your project

Measure and listen
A visit to Oswestry to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Oswestry and deal with any questions from the planning officer.
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.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey side extensions in Oswestry

Who handles building regulations for a project in Oswestry?

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.

Which postcodes do you cover around Oswestry?

We cover Oswestry (SY10, SY11 and SY12) and nearby places including Shrewsbury, Whitchurch (Shropshire) and Chester, plus the rest of Shropshire. The first site visit is free.

Do I need planning permission for a two-storey side extension in Oswestry?

Oswestry 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

The same service in neighbouring towns:

Other extensions in Oswestry

All two-storey extension services in Oswestry · Two-storey side extensions across Shropshire

The quickest next step is a visit. We'll look at your house in Oswestry and give you an honest view of the options.