Two-storey rear extensions in Llanidloes

What we'd confirm first for a project in Llanidloes.

Postcode districts: SY17, SY18 and SY19
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: Newtown (11.1 miles), Llandrindod Wells (15.9 miles), Builth Wells (21.5 miles)
Distance to Newtown: about 11.1 miles
First visit: Free, no obligation

About a two-storey rear extension

A two-storey rear extension suits you if you need more room on both floors and have a reasonably deep garden. You get one team for the whole job: a measured survey, the design, a check on whether permitted development applies, planning drawings where they are needed, structural design, building regulations approval and the build itself, carried out by vetted teams working under S&K. Every project starts with a free site visit.

We cover postcode districts SY17, SY18 and SY19 in and around Llanidloes, along with neighbouring Newtown, Llandrindod Wells and Builth Wells.

What it costs in Llanidloes

A guide price for Llanidloes: around £51,500–£69,500 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £1,840–£2,480 per m² of new floor space, including VAT at 20%. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

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 Llanidloes

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 Llanidloes homes

Opening up the ground floor

Knocking through the old rear wall means steel beams to carry the first floor and roof above. The structural engineer sets the beam sizes, padstones and any posts, and we plan them early so the open-plan layout you want is the one that gets built.

Depth and neighbours' light

Councils check that a two-storey rear extension does not take too much light or outlook from neighbouring windows, and many use a 45-degree line drawn from the nearest habitable window. We test this at sketch stage, so the depth you are shown is one that can realistically be approved.

How we'd run your project

Understand the brief
At your home in Llanidloes we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Llanidloes.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey rear extensions in Llanidloes

Which postcodes do you cover around Llanidloes?

We cover Llanidloes (SY17, SY18 and SY19) and nearby places including Newtown, Llandrindod Wells and Builth Wells, plus the rest of Powys. The first site visit is free.

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.

Do I need planning permission for a two-storey rear extension in Llanidloes?

Llanidloes 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 much does a two-storey rear extension cost in Llanidloes?

Our guide for Wales, which covers Llanidloes, 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

The same service in neighbouring towns:

Other extensions in Llanidloes

All two-storey extension services in Llanidloes · 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.