Two-storey wraparound extensions in Lee
Adding a two-storey wraparound extension in Lee gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
Lee: the key facts for this kind of project.
- Postcode districts
- SE13
- County / area
- Greater London, England
- Price region
- London
- Guide price
- £144,500–£198,000 (£2,580–£3,540 per m²)
- Approval route
- Planning permission is needed: the side part takes it outside permitted development in England.
- Nearest towns
- Blackheath (0.6 miles), Ladywell (1.2 miles), Kidbrooke (1.2 miles)
- First visit
- Free, no obligation
About a two-storey wraparound extension
A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above. In England it needs planning permission, because the side part is more than one storey.
We cover postcode district SE13 in and around Lee, along with neighbouring Blackheath, Ladywell and Kidbrooke.
What it costs in Lee
Using our London rates, a two-storey wraparound extension with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £144,500–£198,000, including VAT. Bigger or more glazed designs cost more per m². We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| Spec | Per m² | An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) |
|---|---|---|
| Essential | £2,370–£3,260 per m² | £133,000–£182,500 |
| Standard | £2,580–£3,540 per m² | £144,500–£198,000 |
| Premium | £3,100–£4,250 per m² | £173,500–£238,000 |
Planning and building regulations in Lee
In England, a two-storey wraparound extension needs householder planning permission, because any extension beyond a side wall must be single storey to be permitted development. The application costs £548 (or £575 for applications made from 8 December 2026). Councils weigh the side part against the street scene and the rear part against neighbours' light and outlook, and should decide within 8 weeks of validation.
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 Lee homes
Phasing the build
A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.
Two roofs that meet
A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.
How we'd run your project
Understand the brief
At your home in Lee we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about two-storey wraparound extensions in Lee
How long does a two-storey wraparound 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.
Do I need planning permission for a two-storey wraparound extension in Lee?
Lee is in England, so England planning rules apply. Planning permission is needed: the side part takes it outside permitted development in England. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
Which postcodes do you cover around Lee?
We cover Lee (SE13) and nearby places including Blackheath, Ladywell and Kidbrooke, plus the rest of Greater London. The first site visit is free.
How much floor space does a wraparound extension add?
It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.
Can I stay at home during a wraparound extension?
Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.
Nearby
The same service in neighbouring towns:
Other extensions in Lee
- Rear
- Side
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Lee · Two-storey wraparound extensions across Greater London
The quickest next step is a visit. We'll look at your house in Lee and give you an honest view of the options.