Two-storey wraparound extensions in Ruislip

Before you start in Ruislip, here's what applies.

Postcode districts: HA4
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: Ruislip Manor (0.6 miles), Ickenham (1.1 miles), South Ruislip (1.4 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 district HA4 in and around Ruislip, along with neighbouring Ruislip Manor, Ickenham and South Ruislip.

What it costs in Ruislip

In London, which includes Ruislip, we'd expect a two-storey wraparound extension to cost around £144,500–£198,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £2,580–£3,540 per m² including VAT. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

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 Ruislip

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 Ruislip 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

Visit and first ideas
One of our team visits your house in Ruislip, checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Ruislip 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 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 Ruislip

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

Ruislip 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 Ruislip?

We cover Ruislip (HA4) and nearby places including Ruislip Manor, Ickenham and South Ruislip, plus the rest of Greater London. The first site visit is free.

Who handles building regulations for a project in Ruislip?

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.

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 Ruislip

All two-storey extension services in Ruislip · Two-storey wraparound extensions across Greater London

Book a free site visit in Ruislip and we'll tell you what's possible, what approvals you need and what the design stage would cost.