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

Building services

Extensions, garage conversions and porches, matched to the house and signed off under building regulations.

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5 yearWritten guarantee
VubaApproved resin installer
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8 yearsTrading in Rutland

A full garage conversion typically costs £14,000–£19,000, a single storey extension £2,400–£3,200 per m², and an enclosed porch £8,500–£14,000. We handle the planning route and building regulations, and the building control fee is paid to the council.

Garage conversion
£14,000–£19,000
Extension
£2,400–£3,200 per m²
Porch
£8,500–£14,000
Guarantee
5 years, in writing

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

What we build

Building work

Garage door opening filled in and the room fitted out as an office

Garage conversions

A full single garage conversion typically costs £14,000–£19,000, and a part conversion to a utility room or store starts from about £9,500, with the building control fee paid to the council..

Finished single storey stone rear extension with bifold doors

House extensions

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..

Ashlar stone porch with a slate roof

Porch extensions

An enclosed brick or stone porch typically costs £8,500–£14,000, and an oak-framed open porch starts from about £4,500.

Gently sloping access ramp with handrails up to the front door of a bungalow

Accessible paths & ramps

Access ramps and level paths, including Disabled Facilities Grant work.

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.

Questions

Things people ask us

Do you manage a building project from start to finish?
Yes. We organise the whole job, from the planning route, drawings and structural calculations through the Building Control application and inspections, to the build itself and the completion certificate at the end. You deal with one firm and get one written programme and one whole price, rather than coordinating separate designers, builders and inspectors yourself. Council fees for planning and building control are paid to the council.
What building work do you take on?
We build single and double storey house extensions, kitchen and dining extensions and side returns, full and part garage conversions, enclosed brick, stone and glazed porches, open oak-framed porches, and access ramps and level paths, including Disabled Facilities Grant work. Because we also build driveways and gardens, we can do the groundwork around a new extension or conversion, such as a widened drive after a garage conversion, as part of the same project.
What is the difference between planning permission and building regulations?
Planning permission decides whether you can build something at all, looking at size, appearance and the effect on neighbours. Building regulations decide how it is built: foundations, structure, insulation, fire safety, ventilation, drainage and safety glazing. Many extensions and most garage conversions do not need planning permission under permitted development, but they still need building regulations approval and a completion certificate. A small porch is often exempt from both.
Should I use a building notice or a full plans application?
A building notice suits straightforward jobs such as many garage conversions: work can start after notice is given and the inspector checks it on site. A full plans application has drawings approved before work starts, which gives more certainty on bigger extensions, steel beams and anything near a public sewer, where a building notice usually cannot be used. We choose the route for each job and make the application.
What is a building regulations completion certificate and why does it matter?
A completion certificate is issued by Building Control once the finished work has been inspected and meets building regulations. When you sell, the buyer's solicitor will ask for it for any extension, garage conversion or structural alteration, and without it a sale can stall or need an indemnity policy or a retrospective regularisation application. Every building job we do that needs approval is inspected at the key stages and finished with a completion certificate.
Do I need a party wall agreement for building work?
You need to serve notice under the Party Wall Act 1996 if the work involves a shared wall, building on the boundary line, or digging foundations within 3m of a neighbour's building and deeper than its foundations. The notice goes to the neighbour one or two months before work starts, depending on the type of work. If they agree in writing, no surveyor is needed; if they dissent or do not reply within 14 days, a party wall surveyor draws up an award.
Do I need a lawful development certificate for permitted development work?
It is not a legal requirement, but it is often worth having. A lawful development certificate confirms from the council that an extension or conversion was permitted development, which gives you certainty before you build and paperwork to show a buyer's solicitor when you sell. It costs £274 from April 2026, against £548 for a householder planning application. Where permitted development rights have been removed by a planning condition, you need full planning permission instead.
Do I need a build-over agreement if a sewer runs near my extension?
Usually, yes. If an extension or other building is planned over or within 3m of a public sewer, you normally need the water company's approval before you build, under a build-over agreement. Many shared drains behind houses became public sewers in 2011, so it catches more homes than people expect. The water company may ask for the sewer to be surveyed or protected, which affects the foundation design, so it is checked early, before drawings are finalised.
How much does building control cost in Rutland, Stamford and the nearby towns?
It depends on the council and the job. For Rutland and Market Harborough, Leicestershire Building Control Partnership charges £793.09 for a 10–50m² extension and £517.96 for a garage conversion building notice up to 36m² (fees from April 2026). Stamford's fees are set by East Midlands Building Consultancy's schedule, and North Northamptonshire Council quotes for each job in Corby, Kettering and Weldon. The fee is paid to the council.
How much does a garage conversion, extension or porch cost?
As 2026 guide prices, a full garage conversion typically costs £14,000–£19,000, with a part conversion from about £9,500. A single storey extension is typically £2,400–£3,200 per m² finished ready for decoration, and an enclosed brick or stone porch £8,500–£14,000, with an open oak-framed porch from about £4,500. Your fixed price comes in writing after the site visit.
By town

Building work near you

Two storey extension in blockwork with roof timbers on a stone house

Building services in Oakham

Two Rutland Driveways builders laying the stone outer leaf of an extension

Building services in Uppingham

Finished single storey stone rear extension with bifold doors

Building services in Stamford

Single storey extension mid-build with natural stone going on over blockwork

Building services in Market Harborough

Extension shell with steel beams and blockwork before the outer skin goes on

Building services in Corby

Two storey stone extension under scaffold with roof trusses going on

Building services in Kettering

Building work

Every building service

Building work

★★★★★

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
Read the reviews

Request a site visit

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