Two-storey rear extensions in Brecon
Our two-storey rear extensions service in Brecon covers everything: measured survey, design, planning or permitted development checks, structural design, building control and the build itself.
The basics for Brecon at a glance.
- Postcode districts
- LD3
- County / area
- Powys, Wales
- Price region
- Wales
- Guide price
- £51,500–£69,500 (£1,840–£2,480 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 two-storey rear extension
A two-storey rear extension is a new two-floor addition built onto the back of your house, usually giving a larger kitchen or living space on the ground floor and one or two bedrooms or a bathroom above. Because both floors share one set of foundations and one roof, it adds a lot of floor space for the garden it uses. In some cases it can be built under permitted development, depending on where you live.
We cover postcode district LD3 in and around Brecon, along with neighbouring Brynmawr, Tredegar and Rhymney.
What it costs in Brecon
In Wales, which includes Brecon, we'd expect a two-storey rear extension to cost around £51,500–£69,500 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £1,840–£2,480 per m² including VAT. Design fees, structural calculations and approval fees are separate and listed on our prices page.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,690–£2,290 per m² | £47,500–£64,000 |
| Standard | £1,840–£2,480 per m² | £51,500–£69,500 |
| Premium | £2,210–£2,980 per m² | £62,000–£83,500 |
Planning and building regulations in Brecon
In Wales, a two-storey rear extension can 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 at least 10.5 m from the rear boundary. Nothing within 2 m of a boundary can be higher than 4 m. Conservation areas and other protected areas are excluded, and 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
Foundations and drains
Foundations for two storeys carry more load than a single storey and may need to go deeper near trees or on clay. Rear extensions often sit near drains, so we check sewer records early, as building over or near a public sewer may need the water company's agreement.
Upstairs layout and windows
Bedrooms above need a window big enough for escape or a protected route to the stairs. Side-facing upstairs windows normally have to be obscure-glazed and fixed below 1.7 m, so we put the main bedroom windows in the rear wall and use roof lights where extra daylight is needed.
How we'd run your project
Free site visit
We visit your home in Brecon, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Brecon.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about two-storey rear extensions in Brecon
Which postcodes do you cover around Brecon?
We cover Brecon (LD3) and nearby places including Brynmawr, Tredegar and Rhymney, plus the rest of Powys. The first site visit is free.
Do I need planning permission for a two-storey rear extension in Brecon?
Brecon is in Wales, so Wales planning rules apply. 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. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
How long does a two-storey rear 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.
How much does a two-storey rear extension cost in Brecon?
Our guide for Wales, which covers Brecon, is £1,840–£2,480 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £51,500–£69,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Will a two-storey rear extension block my neighbour's light?
It can if it is too deep or too close to the boundary, which is why councils look closely at its effect on neighbouring windows and gardens. We test the design against light and outlook early, keep the first floor shorter or set in where needed, and use a hipped roof to reduce bulk on the boundary side.
Nearby
Other towns near Brecon:
Other extensions in Brecon
- Side
- Wraparound
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Brecon · Two-storey rear extensions across Powys
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.