Two-storey wraparound extensions in Syston

Syston: the key facts for this kind of project.

Postcode districts: LE7
County / area: Leicestershire, England
Price region: East Midlands
Guide price: £118,000–£162,000 (£2,110–£2,890 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Birstall (2.4 miles), Humberstone (2.6 miles), Belgrave (3.1 miles)
Distance to Leicester: about 4.1 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 Syston we also work in Birstall, Humberstone and Belgrave, and across the rest of Leicestershire. Postcode district in and near Syston: LE7.

What it costs in Syston

Most of the cost of a two-storey wraparound extension is set by its size and specification. For Syston and the rest of the East Midlands, our guide is £2,110–£2,890 per m² including VAT, so about £118,000–£162,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). 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	£1,940–£2,660 per m²	£108,500–£149,000
Standard	£2,110–£2,890 per m²	£118,000–£162,000
Premium	£2,530–£3,470 per m²	£141,500–£194,500

Planning and building regulations in Syston

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 Syston 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.

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.

How we'd run your project

Measure and listen
A visit to Syston 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 Syston and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
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 Syston

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

Syston 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.

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

Our guide for the East Midlands, which covers Syston, is £2,110–£2,890 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 £118,000–£162,000. 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

Other towns near Syston:

Other extensions in Syston

All two-storey extension services in Syston · Two-storey wraparound extensions across Leicestershire

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