Rutland Driveways & Landscaping 07312 132517 Site visit
Finished single storey stone rear extension with bifold doors
Rutland · Stamford · Oakham

House extensions

We build single and double storey extensions, kitchen and dining extensions and side returns, from foundations to a finished shell ready for decoration, with the planning route, structural calculations and building regulations sorted before work starts..

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A single storey extension typically costs £2,400–£3,200 per m² finished ready for decoration, roughly £29,000–£38,500 for a 12m² rear extension, with any kitchen fit-out priced separately.

Per m²
£2,400–£3,200
12m² rear extension
£29,000–£38,500
Planning application
£548
Lawful development certificate
£274

Our 2026 guide prices. Your fixed price comes in writing after the site visit. Council fees checked October 2026.

House extensions

What the job involves

We build single and double storey extensions, kitchen and dining extensions and side returns, from foundations to a finished shell ready for decoration, with the planning route, structural calculations and building regulations sorted before work starts.

Period stone homes in the conservation area. Around Barn Hill, St Peter's Street and St Martin's, extensions have to defer to the original building — reclaimed or matched limestone, natural or Collyweston-style slate, and timber or slim aluminium glazing rather than bulky uPVC. Planning permission is almost always required, and we prepare the work to the standard a conservation officer expects.

Victorian and Edwardian villas. Properties along Tinwell Road, Empingham Road and Kettering Road often suit a rear or side-return extension to open a cramped kitchen into one light-filled space. These builds usually involve removing a load-bearing wall and fitting a steel beam to a structural engineer's calculations — work we carry out as standard.

What Building Regulations cover

Beyond planning, every extension must meet Building Regulations: foundations sized for the ground, a damp proof course tied into the existing wall, insulation to current thermal standards, structural support over openings, fire safety, ventilation and drainage. We build to those standards from the start and arrange Building Control inspections at each key stage — foundations, damp proofing, structure and completion — so your finished extension comes with the certificate that matters when you sell.

Design & approvals

We help with drawings, structural calculations and the planning or permitted-development route, plus the Building Control application.

Build & structure

Foundations, brick and blockwork or matched stone, steel beams, roofing and weathering — inspected at every stage.

Before and after

The difference it makes

Concrete strip foundations poured for a rear extension
Before: Concrete strip foundations poured for a rear extension
Finished single storey stone rear extension with bifold doors
After: Finished single storey stone rear extension with bifold doors
Our standard

What you get

  • Planning or permitted development route confirmed before anything starts
  • Structural calculations and building regulations drawings arranged
  • Stone or brick matched to the house
  • Build-over agreements with Anglian Water where a sewer runs close

How it is built

  • Drawings, calculations and approvals
  • Foundations inspected by building control
  • Blockwork, insulation and the outer skin in matching stone or brick
  • Roof, windows and doors
  • First and second fix, plastering
  • Completion certificate from building control
Gable-roofed stone kitchen extension with bifold doors open to the garden
By council

Building control and planning advice by council

Householder planning permission costs £548 from April 2026, or £274 for a lawful development certificate if your extension is permitted development (Planning Portal: extensions). Building control and pre-application advice vary by council.

Building controlTownsFeePre-application advice
Leicestershire Building Control PartnershipOakham, Uppingham, Ketton, Empingham, Cottesmore, Greetham, Langham, Whissendine, Ryhall, Edith Weston£793.09 for a 10–50m² extension£210
East Midlands Building ConsultancyStamfordset by East Midlands Building Consultancy's fee schedule£90
Leicestershire Building Control PartnershipMarket Harborough, Great Bowden£793.09 for a 10–50m² extension£101
North Northamptonshire Council building controlCorby, Kettering, Weldonquoted by the council for each job£187

Checked October 2026. LBCP fees from 1 April 2026. Planning fees are the national fees from 1 April 2026.

Recent work

The kind of finish we build

Gable-roofed stone kitchen extension with bifold doors open to the garden
Gable-roofed stone kitchen extension with bifold doors open to the garden
Open-plan kitchen extension with rooflights and sliding doors
Open-plan kitchen extension with rooflights and sliding doors
Two storey stone extension under scaffold with roof trusses going on
Two storey stone extension under scaffold with roof trusses going on
Two Rutland Driveways builders laying the stone outer leaf of an extension
Two Rutland Driveways builders laying the stone outer leaf of an extension
Questions

Things people ask us

How much does a house extension cost?
A single storey extension typically costs £2,400–£3,200 per m² finished ready for decoration, roughly £29,000–£38,500 for a 12m² rear extension, with any kitchen fit-out priced separately.
Do I need planning permission for a house extension?
Many single storey rear extensions are permitted development; a householder application costs £548 and a lawful development certificate £274 (national fees from April 2026). In Stamford's conservation area the Article 4 direction changes that for work facing a road.
Who handles building control for a house extension in Rutland, Stamford and nearby towns?
It depends on the council: Leicestershire Building Control Partnership for Rutland and Market Harborough, East Midlands Building Consultancy for Stamford, and North Northamptonshire Council for Corby and Kettering. We make the application and arrange the inspections.
How far can I extend without planning permission?
Under permitted development, a single storey rear extension can go 3m from the back of the original house on a semi-detached or terraced home, or 4m on a detached house, up to 4m high, and no more than 3m to the eaves within 2m of a boundary. Extensions together must cover no more than half the garden and use similar materials. Listed homes, flats and houses with permitted development rights removed need planning permission.
Can I build a 6m or 8m rear extension without full planning permission?
Often, yes, through the larger home extension prior approval route. A single storey rear extension can go up to 6m on a semi-detached or terraced house, or 8m on a detached house, if you notify the council first and neighbours are consulted. The council looks only at the effect on neighbours and decides within 42 days. It does not apply in conservation areas, such as Stamford's, or to listed buildings.
Can I build a side or two storey extension under permitted development?
Sometimes. A single storey side extension can be up to half the width of the original house and 4m high. A two storey rear extension can go up to 3m deep if it is at least 7m from the rear boundary, with a matching roof pitch and obscure-glazed side windows. Neither applies on conservation area land, and anything facing a road needs planning permission. We confirm the route for your house before drawings are done.
Does a house extension need building regulations approval?
Yes, every habitable extension needs building regulations approval, whether or not it needs planning permission. Building Control checks the foundations, damp proofing, structure and steelwork, insulation, fire safety, ventilation and drainage, inspecting at each key stage and issuing a completion certificate at the end. On the Leicestershire Building Control Partnership schedule, a 10–50m² extension costs £793.09 (from April 2026). We make the application and arrange every inspection.
Do I need a party wall notice for an extension?
Often, yes. Under the Party Wall Act 1996 you must give notice if you build on the boundary line, cut into a shared wall, for example for a steel beam or flashing, or dig foundations within 3m of a neighbour's building and deeper than its foundations, which most extension foundations are. Notice goes one or two months before work starts. If the neighbour consents in writing, no surveyor is needed.
Do I need an architect or structural engineer for a house extension?
You need proper drawings and, for most extensions, structural calculations, but not necessarily your own architect. We arrange the planning or permitted development drawings, the building regulations drawings and the structural engineer's calculations for steel beams, removed walls and foundations, so you are not coordinating separate consultants. For a sensitive conservation area or listed house, an architect who knows the area can be worth bringing in for the design.
How long does a single storey extension take to build?
Most single storey extensions take around eight to fourteen weeks on site once approvals are in place, depending on size, ground conditions and finishes. Double storey extensions take longer. Before that, allow time for drawings, planning or prior approval where needed, and building regulations approval. You get a realistic written programme before work starts, with the Building Control inspection stages shown on it.
Can I live at home while my extension is being built?
Usually, yes. Most of a rear extension is built outside while the existing back wall stays in place, so the house stays weathertight and usable. The disruptive part is breaking through into the house, which is done once the extension is roofed and closed in, and for a kitchen extension it often means a few weeks with a temporary kitchen. Expect noise, dust sheets and access across the garden.
What does the per m² price of a house extension include?
Our guide of £2,400–£3,200 per m² is for a single storey extension finished ready for decoration, roughly £29,000–£38,500 for a 12m² rear extension. A kitchen fit-out is priced separately, and planning and building control fees are paid to the council. What moves the price within the range is the ground and foundations, matching stone or brick, steel beams, the roof type, glazing such as bifolds and rooflights, and access.
Near you

House extensions near you

★★★★★

Rated 5.0 from 37 Google reviews

“Excellent Porch Extension by Lewis and the Team We recently had a porch extension completed by Lewis and his team, and we are extremely pleased with the result. From start to finish, Lewis was professional, reliable, and easy to communicate with. …”

Deepak · Porch extension — Google review

“These guys fitted our job in at short notice, did a great job despite the harsh weather. We had great communication throughout the project as it was not quite as simple as we first thought. We definitely recommend them and will be using them for future projects”

John — Google review
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We measure up, check levels and drainage, and send a written proposal with the build-up, the programme and one whole price. No pressure and no follow-up sales calls.

Request a site visit Call 07312 132517
☎Call 07312 132517 Site visit