Two-storey wraparound extensions in Braintree

Quick reference for homeowners in Braintree.

Postcode districts: CM6, CM7 and CM77
County / area: Essex, England
Price region: East of 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: Halstead (5.9 miles), Witham (6.6 miles), Chelmsford (10.5 miles)
Distance to Southend-on-Sea: about 24.5 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.

Braintree sits about 24.5 miles from Southend-on-Sea. Closer to home, Halstead is 5.9 miles away and Witham 6.6 miles.

What it costs in Braintree

Most of the cost of a two-storey wraparound extension is set by its size and specification. For Braintree and the rest of the East of England, our guide is £2,210–£3,040 per m² including VAT, so about £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). 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 Braintree

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 Braintree 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 Braintree to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Braintree and deal with any questions from the planning officer.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Questions about two-storey wraparound extensions in Braintree

Which postcodes do you cover around Braintree?

We cover Braintree (CM6, CM7 and CM77) and nearby places including Halstead, Witham and Chelmsford, plus the rest of Essex. The first site visit is free.

Who handles building regulations for a project in Braintree?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. 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 wraparound extension in Braintree?

Braintree 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 I stay at home during a wraparound extension?

Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.

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.

Nearby

We also cover places near Braintree, including:

Other extensions in Braintree

All two-storey extension services in Braintree · Two-storey wraparound extensions across Essex

Tell us about your house in Braintree and we'll call you back to arrange a free, no-obligation visit.