Two-storey wraparound extensions in Lymm
Thinking about a two-storey wraparound extension in Lymm? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
The basics for Lymm at a glance.
- Postcode districts
- WA13
- County / area
- Cheshire, England
- Price region
- North West England
- Guide price
- £114,500–£157,000 (£2,040–£2,800 per m²)
- Approval route
- Planning permission is needed: the side part takes it outside permitted development in England.
- Nearest towns
- Warrington (4.3 miles), Irlam (4.8 miles), Altrincham (5.3 miles)
- Distance to Warrington
- about 4.3 miles
- First visit
- Free, no obligation
About a two-storey wraparound extension
A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.
We cover Lymm (WA13) and the places around it, including Warrington (4.3 miles), Irlam (4.8 miles) and Altrincham.
What it costs in Lymm
For budgeting in Lymm, allow around £114,500–£157,000 for 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). That's based on £2,040–£2,800 per m² including VAT for North West England. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| 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 | £1,880–£2,580 per m² | £105,000–£144,500 |
| Standard | £2,040–£2,800 per m² | £114,500–£157,000 |
| Premium | £2,450–£3,360 per m² | £137,500–£188,500 |
Planning and building regulations in Lymm
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 Lymm homes
The corner post
At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.
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
Free site visit
We visit your home in Lymm, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about two-storey wraparound extensions in Lymm
Which postcodes do you cover around Lymm?
We cover Lymm (WA13) and nearby places including Warrington, Irlam and Altrincham, plus the rest of Cheshire. The first site visit is free.
Do I need planning permission for a two-storey wraparound extension in Lymm?
Lymm 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.
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.
Can a wraparound extension be part single, part two-storey?
Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.
Does a wraparound extension need steel?
Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.
Nearby
Close to Lymm? We work across the area, including:
Other extensions in Lymm
- 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 Lymm · Two-storey wraparound extensions across Cheshire
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.