Two-storey wraparound extensions in Rawmarsh

Rawmarsh: the key facts for this kind of project.

Postcode districts: S62
County / area: South Yorkshire, England
Price region: Yorkshire and the Humber
Guide price: £111,000–£152,000 (£1,980–£2,710 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Rotherham (2.2 miles), Wath-upon-Dearne (2.9 miles), Mexborough (3.1 miles)
Distance to Sheffield: about 7.3 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.

Rawmarsh sits about 7.3 miles from Sheffield. Closer to home, Rotherham is 2.2 miles away and Wath-upon-Dearne 2.9 miles.

What it costs in Rawmarsh

In Yorkshire and the Humber, which includes Rawmarsh, we'd expect a two-storey wraparound extension to cost around £111,000–£152,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £1,980–£2,710 per m² including VAT. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

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	£1,820–£2,500 per m²	£102,000–£140,000
Standard	£1,980–£2,710 per m²	£111,000–£152,000
Premium	£2,370–£3,260 per m²	£133,000–£182,500

Planning and building regulations in Rawmarsh

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 Rawmarsh 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.

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.

How we'd run your project

Start at your house
We come to your home in Rawmarsh, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Rawmarsh and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey wraparound extensions in Rawmarsh

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

Our guide for Yorkshire and the Humber, which covers Rawmarsh, is £1,980–£2,710 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 £111,000–£152,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Who handles building regulations for a project in Rawmarsh?

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.

Which postcodes do you cover around Rawmarsh?

We cover Rawmarsh (S62) and nearby places including Rotherham, Wath-upon-Dearne and Mexborough, plus the rest of South Yorkshire. The first site visit is free.

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.

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.

Nearby

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

Other extensions in Rawmarsh

All two-storey extension services in Rawmarsh · Two-storey wraparound extensions across South Yorkshire

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