Part single, part two-storey extensions in Brecon

Quick reference for homeowners in Brecon.

Postcode districts: LD3
County / area: Powys, Wales
Price region: Wales
Guide price: £66,000–£91,000 (£1,840–£2,530 per m²)
Approval route: It may be permitted development if the ground floor goes no more than 4 m and the first floor no more than 3 m beyond the original rear wall, with the first floor 10.5 m from the rear boundary.
Nearest towns: Brynmawr (13.4 miles), Tredegar (13.4 miles), Rhymney (13.6 miles)
Distance to Newtown: about 39.6 miles
First visit: Free, no obligation

About a part single, part two-storey extension

A part single, part two-storey extension is an extension where the ground floor is wider or deeper than the floor above, so only part of it rises to two storeys. It usually gives a large kitchen or living area with roof lights below and one bedroom or bathroom above. It is often a good way to add space while limiting the effect on neighbours.

Brecon sits about 39.6 miles from Newtown. Closer to home, Brynmawr is 13.4 miles away and Tredegar 13.4 miles.

What it costs in Brecon

For budgeting in Brecon, allow around £66,000–£91,000 for a part single, part two-storey extension with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). That's based on £1,840–£2,530 per m² including VAT for Wales. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

Spec	Per m²	A 6 m × 4 m ground floor and a first floor over half of it (36 m² in total)
Essential	£1,690–£2,330 per m²	£61,000–£84,000
Standard	£1,840–£2,530 per m²	£66,000–£91,000
Premium	£2,210–£3,040 per m²	£79,500–£109,500

Planning and building regulations in Brecon

In Wales, a part two-storey rear extension can be permitted development if the first floor goes no more than 3 m and the ground floor no more than 4 m beyond the original rear wall, with the first floor at least 10.5 m from the rear boundary. Conservation areas and other protected areas are excluded. If the design falls outside these limits, a householder application costs £585.

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).

Design points for Brecon homes

Where to put the two-storey part

The two-storey section usually works best away from the closest neighbour, with the single-storey part on that boundary side. We test a few positions against neighbours' windows, the upstairs layout and the roof shape before choosing the one to take forward.

Structure at the step

The first-floor wall above often sits over the new open-plan space, so it needs a steel beam or frame to carry it. Loads come down at different points than in a full two-storey design, and the engineer sizes the foundations to suit each part.

How we'd run your project

Understand the brief
At your home in Brecon we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Design and approvals
We draw the extension and check it against the rules for Wales, then apply for planning permission or a certificate of lawfulness, whichever fits.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about part single, part two-storey extensions in Brecon

How much does a part single, part two-storey extension cost in Brecon?

Our guide for Wales, which covers Brecon, is £1,840–£2,530 per m² including VAT. A typical project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) comes to about £66,000–£91,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

How long does a part single, part two-storey extension take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils normally decide householder applications within 8 weeks), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Who handles building regulations for a project in Brecon?

We handle it as part of the project. What's needed in Wales: building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency). We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

Which side should the two-storey part go on?

Usually the side furthest from the nearest neighbour's windows, so the single-storey part sits nearest them and keeps their light. Other factors are where the stairs land upstairs, which room needs the extra space and where drains run. We sketch options at the design stage and explain which is most likely to be approved.

Can the single-storey part be deeper than the two-storey part?

With planning permission, yes, and that is often the point of the design: the ground floor projects further into the garden while the first floor stays back from neighbours. Under permitted development, the depth limits for extensions of more than one storey can apply to the whole extension, so we confirm which route applies before drawings are finalised.

Nearby

We also cover places near Brecon, including:

Other extensions in Brecon

All two-storey extension services in Brecon · Part single, part two-storey extensions across Powys

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Brecon.