Part single, part two-storey extensions in Powys

Powys at a glance

Nation: Wales
Price region: Wales
Postcode areas: LD, NP, SY
Towns covered: 8 listed below, plus surrounding villages
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.
Site visits: Free, no obligation

What a part single, part two-storey extension involves

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.

The main places we list in Powys are Newtown (SY16), Brecon (LD3), Welshpool (SY15), Llandrindod Wells (LD1), Knighton (LD7) and Llanidloes (SY17). We cover the villages in between too.

Guide price in Wales

Most of the cost of a part single, part two-storey extension is set by its size and specification. For Powys and the rest of Wales, our guide is £1,840–£2,530 per m² including VAT, so about £66,000–£91,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	Typical project
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

Rules in Wales

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).

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

The roof junction

Where the single-storey roof meets the two-storey wall you need a sound weathering detail, usually a lead or similar flashing, and enough height for roof lights or a lantern. We set the roof falls and the upstairs window sill heights together so they do not clash.

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.

How we work in Powys

Visit and first ideas
One of our team visits your house in Powys, checks the walls, roof and drains, and sketches out options with you.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Wales before drawing in detail.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Towns we cover in Powys

Part single, part two-storey extensions in Powys: questions

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

In Wales our guide is £1,840–£2,530 per m² including VAT, so about £66,000–£91,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). Essential and Premium specs move that by roughly 8% down or 20% up.

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.

Will I need planning permission in Powys?

Powys is in Wales. 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.

Neighbouring areas

All extension services in Powys · About part single, part two-storey extensions