Two-storey side extensions in Rutland

What a two-storey side extension involves

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.

Across Rutland we cover Oakham (LE15), Uppingham (LE15), Langham (LE15), Cottesmore (LE15), Empingham (LE15) and Edith Weston (LE15), plus the smaller places around them.

Guide price in the East Midlands

For budgeting in Rutland, allow around £84,500–£113,000 for a two-storey side extension with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £2,010–£2,700 per m² including VAT for the East Midlands. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

Rules in England

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.

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

Matching the ridge and roof

A hipped house usually needs a hipped extension roof, and a gabled house a gable. Matching the pitch, tiles, ridge detail and brick bond is what makes a side extension look original rather than added, and councils look closely at it on a front-facing addition.

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 work in Rutland

1. Understand the brief

   At your home in Rutland we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.

2. Plans, then approval

   Measured survey, design, then the right approval route for your house. We explain each step before we take it.

3. Fixed price in writing

   With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.

4. 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

• Oakham
• Uppingham
• Langham
• Cottesmore
• Empingham
• Edith Weston
• North Luffenham
• Greetham

Neighbouring areas

• Two-storey side extensions in Leicestershire
• Two-storey side extensions in Northamptonshire
• Two-storey side extensions in Cambridgeshire
• Two-storey side extensions in Nottinghamshire

All extension services in Rutland · About two-storey side extensions