Double-storey extensions in Spalding: design, approvals and build
From the first sketch to final sign-off, we plan and build double-storey extensions in Spalding and the surrounding Lincolnshire area.
- Guide price in SpaldingFrom £36,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsPE11
Planning and approvals in Spalding
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Extensions in and around Spalding
Across PE11, we can visit, measure and advise. We also work in nearby Boston (14 miles), Stamford (17 miles), Grantham (22 miles), Skegness (32 miles).
Homes across the East Midlands often have usable side land or a driveway beside the house, which opens up side and wraparound options.
Guide prices for Spalding
These guide figures apply our East Midlands adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Spalding: £1,470 to £2,850 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £36,000 – £43,500 | £41,000 – £54,000 | £52,000 – £68,500 |
| 4 m × 4 m, two floors 32 m² | £47,000 – £56,500 | £54,500 – £71,500 | £69,500 – £91,500 |
| 4 m × 6 m, two floors 48 m² | £70,500 – £84,500 | £82,000 – £107,500 | £104,500 – £137,000 |
For a figure based on your own dimensions, use our guide-price tool.
What we take care of
- Householder planning application where needed
- Ground and first floor structure, roof tied into the existing roof
- Breaking through at both levels, stairs and landing changes where needed
- Measured survey, design and planning drawings
- Foundations sized for two floors
- Building regulations drawings and structural design
What happens next
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Spalding home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions people ask about double-storey extensions
Who do I contract with for a double-storey extension in Spalding?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Spalding, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Spalding?
Yes. We cover Spalding and the surrounding parts of Lincolnshire. Site visits are free and there is no obligation.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,470 to £2,850 per m² of new floor area including VAT, compared with £1,660 to £3,230 per m² for single-storey work, because the foundations and roof are shared across two floors.
Does a double-storey extension need planning permission?
Often, yes. In England a two-storey rear extension can be permitted development only if it projects no more than 3 m and sits at least 7 m from the rear boundary, with matching roof pitch and obscure side windows. Side extensions over one storey always need planning permission. We confirm the route at the survey.
Book a free site visit in Spalding
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.