Two-storey wraparound extensions in Plymouth

What we'd confirm first for a project in Plymouth.

Postcode districts: PL1, PL2, PL3, PL4 and PL6
County / area: Devon, England
Price region: South West England
Guide price: £124,000–£170,000 (£2,210–£3,040 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Plymstock (2.4 miles), Saltash (4.5 miles), Ivybridge (10 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.

Around Plymouth we also work in Plymstock, Saltash and Ivybridge, and across the rest of Devon. Postcode districts in and near Plymouth: PL1, PL2, PL3, PL4 and PL6.

What it costs in Plymouth

In South West England, which includes Plymouth, we'd expect a two-storey wraparound extension to cost around £124,000–£170,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £2,210–£3,040 per m² including VAT. Keep a contingency of around 10% for things nobody can see until the ground is opened up.

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	£2,040–£2,800 per m²	£114,000–£156,500
Standard	£2,210–£3,040 per m²	£124,000–£170,000
Premium	£2,660–£3,650 per m²	£149,000–£204,000

Planning and building regulations in Plymouth

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 Plymouth homes

Daylight to the middle

A deep L-shaped plan can leave the middle of the ground floor dark, because the old rear rooms are now enclosed. We use wide rear openings, a well-placed stair and, where part of the extension is single storey, roof lights, while keeping total glazing within the Part L allowance.

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

Measure and listen
A visit to Plymouth 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 Plymouth and deal with any questions from the planning officer.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about two-storey wraparound extensions in Plymouth

Do I need planning permission for a two-storey wraparound extension in Plymouth?

Plymouth 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 Plymouth?

We cover Plymouth (PL1, PL2, PL3, PL4 and PL6) and nearby places including Plymstock, Saltash and Ivybridge, plus the rest of Devon. The first site visit is free.

How much does a two-storey wraparound extension cost in Plymouth?

Our guide for South West England, which covers Plymouth, is £2,210–£3,040 per m² including VAT. A typical project 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 £124,000–£170,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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.

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.

Nearby

Nearby towns we cover for two-storey wraparound extensions:

Other extensions in Plymouth

All two-storey extension services in Plymouth · Two-storey wraparound extensions across Devon

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