Two-storey side extensions in West Ham
For a two-storey side extension in West Ham, the first questions are always the same: how big, which approvals, and what it will cost. This page answers all three for Greater London.
The basics for West Ham at a glance.
- Postcode districts
- E13
- County / area
- Greater London, England
- Price region
- London
- Guide price
- £103,500–£138,500 (£2,460–£3,300 per m²)
- Approval route
- Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
- Nearest towns
- Stratford (0.7 miles), Canning Town (1.4 miles), Bow (1.5 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 postcode district E13 in and around West Ham, along with neighbouring Stratford, Canning Town and Bow.
What it costs in West Ham
Expect a two-storey side extension in West Ham to land somewhere around £103,500–£138,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Our London guide rate is £2,460–£3,300 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 | £2,260–£3,040 per m² | £95,000–£127,500 |
| Standard | £2,460–£3,300 per m² | £103,500–£138,500 |
| Premium | £2,950–£3,960 per m² | £124,000–£166,500 |
Planning and building regulations in West Ham
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 West Ham 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.
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.
How we'd run your project
Start at your house
We come to your home in West Ham, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about two-storey side extensions in West Ham
How much does a two-storey side extension cost in West Ham?
Our guide for London, which covers West Ham, is £2,460–£3,300 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 £103,500–£138,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Do I need planning permission for a two-storey side extension in West Ham?
West Ham 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 West Ham?
We cover West Ham (E13) and nearby places including Stratford, Canning Town and Bow, plus the rest of Greater London. The first site visit is free.
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
Nearby towns we cover for two-storey side extensions:
Other extensions in West Ham
- 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 West Ham · Two-storey side extensions across Greater London
Tell us about your house in West Ham and we'll call you back to arrange a free, no-obligation visit.