Two-storey wraparound extensions in Uppingham

Uppingham: the key facts for this kind of project.

Postcode districts: LE15
County / area: Rutland, 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: North Luffenham (4.9 miles), Edith Weston (5.1 miles), Oakham (5.5 miles)
Distance to Oakham: about 5.5 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.

Around Uppingham we also work in North Luffenham, Edith Weston and Oakham, and across the rest of Rutland. Postcode district in and near Uppingham: LE15.

What it costs in Uppingham

A guide price for Uppingham: around £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). That works out at £2,110–£2,890 per m² of new floor space, including VAT at 20%. Design fees, structural calculations and approval fees are separate and listed on our prices page.

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 Uppingham

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 Uppingham homes

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.

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

Start at your house
We come to your home in Uppingham, 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 Uppingham and deal with any questions from the planning officer.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
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 Uppingham

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

Uppingham 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 much does a two-storey wraparound extension cost in Uppingham?

Our guide for the East Midlands, which covers Uppingham, 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.

Who handles building regulations for a project in Uppingham?

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.

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.

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

We also cover places near Uppingham, including:

Other extensions in Uppingham

All two-storey extension services in Uppingham · Two-storey wraparound extensions across Rutland

Want a figure first? Try our guide price tool, then book a free visit to firm it up.