Two-storey wraparound extensions in Plymstock

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

Postcode districts: PL7, PL8 and PL9
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: Plymouth (2.4 miles), Saltash (6.8 miles), Ivybridge (7.8 miles)
Distance to Plymouth: about 2.4 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 postcode districts PL7, PL8 and PL9 in and around Plymstock, along with neighbouring Plymouth, Saltash and Ivybridge.

What it costs in Plymstock

Using our South West England 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 £124,000–£170,000, including VAT. Bigger or more glazed designs cost more per m². Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

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 Plymstock

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 Plymstock 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.

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.

How we'd run your project

Understand the brief
At your home in Plymstock 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.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey wraparound extensions in Plymstock

Which postcodes do you cover around Plymstock?

We cover Plymstock (PL7, PL8 and PL9) and nearby places including Plymouth, Saltash and Ivybridge, plus the rest of Devon. The first site visit is free.

Who handles building regulations for a project in Plymstock?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

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

Plymstock 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.

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.

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

Close to Plymstock? We work across the area, including:

Other extensions in Plymstock

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

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Plymstock.