Two-storey wraparound extensions in Bishopsworth

Quick reference for homeowners in Bishopsworth.

Postcode districts: BS13
County / area: Bristol, England
Price region: South West England
Guide price: £124,000–£170,000 (£2,210–£3,040 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Dundry (1.4 miles), Whitchurch (Bristol) (2.6 miles), Chew Magna (3.4 miles)
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above. In England it needs planning permission, because the side part is more than one storey.

We cover postcode district BS13 in and around Bishopsworth, along with neighbouring Dundry, Whitchurch (Bristol) and Chew Magna.

What it costs in Bishopsworth

In South West England, which includes Bishopsworth, we'd expect a two-storey wraparound extension to cost around £124,000–£170,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £2,210–£3,040 per m² including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£2,040–£2,800 per m²	£114,000–£156,500
Standard	£2,210–£3,040 per m²	£124,000–£170,000
Premium	£2,660–£3,650 per m²	£149,000–£204,000

Planning and building regulations in Bishopsworth

In England, a two-storey wraparound extension needs householder planning permission, because any extension beyond a side wall must be single storey to be permitted development. The application costs £548 (or £575 for applications made from 8 December 2026). Councils weigh the side part against the street scene and the rear part against neighbours' light and outlook, and should decide within 8 weeks of validation.

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.

Design points for Bishopsworth homes

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

How we'd run your project

Measure and listen
A visit to Bishopsworth to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
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 wraparound extensions in Bishopsworth

Which postcodes do you cover around Bishopsworth?

We cover Bishopsworth (BS13) and nearby places including Dundry, Whitchurch (Bristol) and Chew Magna, plus the rest of Bristol. The first site visit is free.

How much does a two-storey wraparound extension cost in Bishopsworth?

Our guide for South West England, which covers Bishopsworth, is £2,210–£3,040 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £124,000–£170,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Do I need planning permission for a two-storey wraparound extension in Bishopsworth?

Bishopsworth is in England, so England planning rules apply. Planning permission is needed: the side part takes it outside permitted development in England. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Can a wraparound extension be part single, part two-storey?

Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.

Is a wraparound extension better than separate side and rear extensions?

Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.

Nearby

The same service in neighbouring towns:

Other extensions in Bishopsworth

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