House extensions in Oakham, from kitchen rear returns to double storey
Extending is the most cost-effective way to gain space and value in Oakham without leaving a town and county people rarely want to move away from. We design and build single and double storey extensions, kitchen and dining extensions and rear and side returns across Oakham and the Rutland villages — matched to stone cottages, period villas and modern estate homes alike. Every build meets Building Regulations and is signed off through Local Authority Building Control, with planning or permitted-development routes confirmed before we begin.
The extensions Oakham homes ask for most
Oakham's mix of property ages means the right extension varies street to street.
Stone cottages and period homes near the centre and conservation area need extensions in matched or reclaimed stone, with natural slate roofing and well-proportioned glazing. Planning permission is usually required, and we prepare the work to the standard a conservation officer expects.
Victorian and Edwardian houses often suit a rear or side-return extension that opens a tight kitchen into a single bright family space. This typically means removing a load-bearing wall and installing a steel beam to a structural engineer's calculations — standard work for us.
Modern estate homes around Barleythorpe and the edges of Oakham frequently allow rear extensions under permitted development, avoiding a full planning application. We confirm the route at the first visit so there are no surprises later.
What Building Regulations cover
Every extension must meet Building Regulations regardless of planning: foundations sized for the ground conditions, a damp proof course tied into the existing wall, insulation to current standards, structural support over openings, fire safety, ventilation and drainage. We build to those standards and arrange Building Control inspections at foundations, damp proofing, structure and completion — so you receive the completion certificate a buyer's solicitor will later want to see.
Oakham & Rutland villages we cover
We work throughout Oakham and the surrounding Rutland villages including Egleton, Braunston, Brooke, Langham, Barleythorpe, Ashwell and Whissendine, plus the villages around Rutland Water.
How an Oakham extension runs, start to finish
Design & approvals
We help with drawings, structural calculations, the planning or permitted-development route and the Building Control application.
Build & structure
Foundations, matched stone or blockwork, steel beams, roofing and weathering — inspected at each stage.
"They extended our kitchen to the rear and the difference is night and day. Honest, tidy and genuinely skilled — we'd use them again without hesitation."
Do I need planning permission to extend in Oakham?
It depends on the property. Many rear extensions on modern homes are permitted development, but conservation-area properties, listed buildings and larger extensions need full planning. We assess this at the first visit and explain the realistic route before you commit.
How long does an extension take?
Single-storey extensions usually run eight to fourteen weeks on site once approvals are in place; double-storey work takes longer. We give a realistic written programme.
Is the work properly certified?
Yes — built to Building Regulations, inspected by Building Control at key stages, and issued with a completion certificate.
Can you match Rutland stone?
In most cases yes. We source reclaimed and matched stone and slate so the extension belongs to the original house — important across Oakham and the villages.
Building work & more in Oakham
House extensions nearby
Thinking about extending in Oakham?
We will visit, talk through what's possible, check the planning position and quote in writing — all free and without pressure.