Two-storey annexe extensions in Herefordshire
Herefordshire has a wide mix of house types, and most can take a well-designed two-storey annexe extension. Here's what's involved, the rules in England and typical costs.
Herefordshire at a glance
- Nation
- England
- Price region
- West Midlands
- Postcode areas
- HR
- Towns covered
- 8 listed below, plus surrounding villages
- Approval route
- Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
- Site visits
- Free, no obligation
What a two-storey annexe extension involves
This service suits you if a parent, grown-up child or carer is moving in and you want them to have their own space while staying connected to the house. You get a layout that can be self-contained or shared, the approvals your nation needs with the annexe use made clear, accessible design where needed and the build, carried out by vetted teams working under S&K.
Across Herefordshire we cover Hereford (HR1), Leominster (HR6), Ross-on-Wye (HR9), Ledbury (HR8), Bromyard (HR7) and Belmont (Herefordshire) (HR2), plus the smaller places around them.
Guide price in the West Midlands
For budgeting in Herefordshire, allow around £86,000–£115,500 (plus kitchenette and shower room fittings, priced to your choice) for a two-storey annexe extension with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £2,050–£2,750 per m² including VAT for the West Midlands. Keep a contingency of around 10% for things nobody can see until the ground is opened up.
| Spec | Per m² | Typical project |
|---|---|---|
| Essential | £1,890–£2,530 per m² | £79,000–£106,500 |
| Standard | £2,050–£2,750 per m² | £86,000–£115,500 |
| Premium | £2,460–£3,300 per m² | £103,500–£138,500 |
Rules in England
In England, an annexe on two floors is assessed like any two-storey extension: at the rear it can be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary, but at the side it needs planning permission, costing £548 (or £575 for applications made from 8 December 2026). Councils often add a condition that the annexe stays ancillary to the main house and is not let separately.
Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.
Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.
The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.
Getting the design right
Services and metering
An annexe usually shares the main house's water, gas and electricity, with a separate circuit or sub-meter if you want to split costs. We plan heating, hot water and drainage so the annexe works well without needing new supplies.
Ground-floor living for the future
Many annexes are planned so the occupant could live on the ground floor if stairs become difficult. A ground-floor bedroom space, a level-access shower and wider doorways cost little at the design stage and are expensive to add later.
How we work in Herefordshire
Look at the house
We start in Herefordshire with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Towns we cover in Herefordshire
Two-storey annexe extensions in Herefordshire: questions
How much does a two-storey annexe extension cost in Herefordshire?
In the West Midlands our guide is £2,050–£2,750 per m² including VAT, so about £86,000–£115,500 (plus kitchenette and shower room fittings, priced to your choice) for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.
Can an annexe be designed for someone with limited mobility?
Yes. We can plan a ground-floor bedroom space, a level-access shower, wider doorways, lever handles and space for a stairlift later. These features are much cheaper to build in at the start than to add afterwards, and they keep the annexe useful as needs change.
Can I rent out an annexe later?
Not always. Many annexe permissions include a condition that it is only used by members of the household, so renting it out may need a fresh planning application. If you think you might want to let it, tell us at the start so we can explain the options.
Does a two-storey annexe need planning permission?
It depends on where it goes and your nation. In England, a rear annexe extension can be permitted development within the 3 m and 7 m limits, but a side one always needs planning permission. If the annexe could work as a separate home, the council may treat it as a new dwelling, which needs full planning permission.
Will I need planning permission in Herefordshire?
Herefordshire is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Neighbouring areas
- Two-storey annexe extensions in Worcestershire
- Two-storey annexe extensions in Powys
- Two-storey annexe extensions in Gloucestershire
- Two-storey annexe extensions in Gwent
All extension services in Herefordshire · About two-storey annexe extensions
Ready to see what a second storey could do for your home?
Book a free site visit. We'll look at your house, talk through options and explain the approvals you'd need, then price the design stage in writing.