Two-storey side extensions in Builth Wells
Want to stay in Builth Wells but need more space? A two-storey side extension adds floor area on two levels without giving up much garden. Here's what's involved.
Before you start in Builth Wells, here's what applies.
- Postcode districts
- LD2, LD4 and LD5
- County / area
- Powys, 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
- Llandrindod Wells (6.5 miles), Brecon (14.1 miles), Knighton (20.2 miles)
- Distance to Newtown
- about 25.8 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.
Builth Wells sits about 25.8 miles from Newtown. Closer to home, Llandrindod Wells is 6.5 miles away and Brecon 14.1 miles.
What it costs in Builth Wells
Most of the cost of a two-storey side extension is set by its size and specification. For Builth Wells and the rest of Wales, our guide is £1,890–£2,530 per m² including VAT, so about £79,000–£106,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.
| 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 Builth Wells
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 Builth Wells homes
Set-down and set-back
Councils usually want a two-storey side extension to look subordinate to the house. Setting the front wall back from the main front and dropping the ridge slightly below the main roof helps it read as an addition, and is often expected in local design guidance.
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.
How we'd run your project
Free site visit
We visit your home in Builth Wells, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Get it approved
Once you're happy with the design we submit it to the council for Builth Wells and deal with any questions from the planning officer.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about two-storey side extensions in Builth Wells
Do I need planning permission for a two-storey side extension in Builth Wells?
Builth Wells 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.
How much does a two-storey side extension cost in Builth Wells?
Our guide for Wales, which covers Builth Wells, is £1,890–£2,530 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £79,000–£106,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
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 Builth Wells?
We cover Builth Wells (LD2, LD4 and LD5) and nearby places including Llandrindod Wells, Brecon and Knighton, plus the rest of Powys. The first site visit is free.
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
The same service in neighbouring towns:
Other extensions in Builth Wells
- Rear
- 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 Builth Wells · Two-storey side extensions across Powys
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Builth Wells.