Design and build two-storey extensions in Gwynedd and Anglesey

Gwynedd and Anglesey at a glance

Nation: Wales
Price region: Wales
Postcode areas: LL
Towns covered: 10 listed below, plus surrounding villages
Site visits: Free, no obligation

What a design and build project involves

A design and build project for a two-storey extension involves one team taking responsibility for the whole job: the survey, design, planning or permitted development, structural engineering, building regulations, party wall matters where they apply and the construction itself. You deal with one point of contact instead of coordinating an architect, engineer and builder separately. The design stage is priced first, then the build at a fixed price.

Gwynedd and Anglesey towns we list: Bangor (Gwynedd and Anglesey) (LL57), Holyhead (LL64), Caernarfon (LL54), Llangefni (LL60), Bethesda (LL57) and Pwllheli (LL51). Every other address in Gwynedd and Anglesey is covered as well.

Fees

The design stage is priced in writing before it starts, and the build is a fixed price in writing once the design is agreed.

Rules in Wales

In Wales, design and build covers the Welsh permitted development tests or a householder application (£585), building regulations approval under the Welsh Approved Documents and Party Wall Act notices where needed. We follow the Welsh rules, which allow more under permitted development and differ on energy efficiency.

Approval in Wales: Householder planning application: £585. Councils normally decide householder applications within 8 weeks.

Building regulations: Building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency).

The Party Wall etc. Act 1996 applies in Wales, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

How the stages work

We start with a free site visit, then a design stage priced in writing before it begins. That covers the survey, design, approvals, structural design and building regulations. Once the design is agreed, the build price is fixed in writing before work starts.

Cost checking as you design

Because the people drawing the extension also build it, each design option comes with a guide cost. That avoids the common problem of an approved design that turns out to be too expensive once builders price it.

How we work in Gwynedd and Anglesey

Measure and listen
A visit to Gwynedd and Anglesey to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Gwynedd and Anglesey and deal with any questions from the planning officer.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Towns we cover in Gwynedd and Anglesey

Design and build two-storey extensions in Gwynedd and Anglesey: questions

Do I have to use you for the build if I pay for the design stage?

No. The design stage is priced separately, so you can take the approved drawings to other builders if you choose. Most people who use design and build carry on to the build, because the design has been costed as it developed.

When is the build price fixed?

Once the design is agreed and the drawings, structural calculations and specification are complete. Before that we give guide costs at each stage. The fixed price is set out in writing before work starts, and any changes you ask for after that are priced separately before they are made.

Who builds my extension?

Your extension is built by vetted teams working under S&K, with the project managed by us from design to completion. You have one point of contact throughout, and the same team that prepared the design is responsible for the build.

Neighbouring areas

All extension services in Gwynedd and Anglesey · About design and build two-storey extensions