Two-storey side extensions in Blaenau Ffestiniog

Blaenau Ffestiniog: the key facts for this kind of project.

Postcode districts: LL41, LL47, LL48 and LL49
County / area: Gwynedd and Anglesey, Wales
Price region: Wales
Guide price: £79,000–£106,500 (£1,890–£2,530 per m²)
Approval route: Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission.
Nearest towns: Bethesda (13.9 miles), Caernarfon (17.1 miles), Bangor (Gwynedd and Anglesey) (18 miles)
Distance to Bangor (Gwynedd and Anglesey): about 18 miles
First visit: Free, no obligation

About a two-storey side extension

A two-storey side extension is a new two-floor addition built into the space beside your house, often over a driveway or side passage. It typically adds one or two bedrooms upstairs and a utility, study or larger kitchen below, without giving up rear garden.

Blaenau Ffestiniog sits about 18.0 miles from Bangor (Gwynedd and Anglesey). Closer to home, Bethesda is 13.9 miles away and Caernarfon 17.1 miles.

What it costs in Blaenau Ffestiniog

For budgeting in Blaenau Ffestiniog, allow around £79,000–£106,500 for a two-storey side extension with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £1,890–£2,530 per m² including VAT for Wales. Keep a contingency of around 10% for things nobody can see until the ground is opened up.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,740–£2,330 per m²	£73,000–£98,000
Standard	£1,890–£2,530 per m²	£79,000–£106,500
Premium	£2,260–£3,040 per m²	£95,000–£127,500

Planning and building regulations in Blaenau Ffestiniog

In Wales, a two-storey side extension can be permitted development if it is at least 10.5 m from the boundary opposite the side wall, set back at least 1 m from the front of the house and does not increase the house's widest width by more than 50%. If it fails any test, or the house is in a protected area, 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 Blaenau Ffestiniog homes

Matching the ridge and roof

A hipped house usually needs a hipped extension roof, and a gabled house a gable. Matching the pitch, tiles, ridge detail and brick bond is what makes a side extension look original rather than added, and councils look closely at it on a front-facing addition.

Avoiding a terracing effect

Where semi-detached houses sit close together, side extensions on neighbouring houses can join up and turn a row of pairs into a terrace. Many councils ask for a gap to the boundary at first floor to stop this, so we check local guidance before fixing the width.

How we'd run your project

Understand the brief
At your home in Blaenau Ffestiniog we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about two-storey side extensions in Blaenau Ffestiniog

How long does a two-storey side 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.

Which postcodes do you cover around Blaenau Ffestiniog?

We cover Blaenau Ffestiniog (LL41, LL47, LL48 and LL49) and nearby places including Bethesda, Caernarfon and Bangor (Gwynedd and Anglesey), plus the rest of Gwynedd and Anglesey. The first site visit is free.

Who handles building regulations for a project in Blaenau Ffestiniog?

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.

Do I need planning permission for a two-storey side extension in Blaenau Ffestiniog?

Blaenau Ffestiniog is in Wales, so Wales planning rules apply. Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Can I build a two-storey side extension over my driveway?

Yes, if the drive is wide enough for a useful room and the council accepts the design. You may lose off-road parking, which some councils weigh up, and the foundations need to suit the ground below. We check parking, drains and meter positions at the free site visit before any drawings are prepared.

Nearby

Other towns near Blaenau Ffestiniog:

Other extensions in Blaenau Ffestiniog

All two-storey extension services in Blaenau Ffestiniog · Two-storey side extensions across Gwynedd and Anglesey

The quickest next step is a visit. We'll look at your house in Blaenau Ffestiniog and give you an honest view of the options.