Two-storey wraparound extensions in Brecon

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

Postcode districts: LD3
County / area: Powys, Wales
Price region: Wales
Guide price: £111,000–£152,000 (£1,980–£2,710 per m²)
Approval route: Usually needs planning permission, because the combined side and rear works rarely meet every permitted development test.
Nearest towns: Brynmawr (13.4 miles), Tredegar (13.4 miles), Rhymney (13.6 miles)
Distance to Newtown: about 39.6 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.

We cover Brecon (LD3) and the places around it, including Brynmawr (13.4 miles), Tredegar (13.4 miles) and Rhymney.

What it costs in Brecon

Our guide for Wales is £1,980–£2,710 per m² including VAT. On a project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), that puts a two-storey wraparound extension in Brecon at roughly £111,000–£152,000. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

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	£1,820–£2,500 per m²	£102,000–£140,000
Standard	£1,980–£2,710 per m²	£111,000–£152,000
Premium	£2,370–£3,260 per m²	£133,000–£182,500

Planning and building regulations in Brecon

In Wales, a wraparound would have to pass both the side and rear tests to be permitted development: 10.5 m to the opposite side boundary, a 1 m set-back from the front and no more than 50% added width, plus the 4 m and 3 m rear depth limits and 10.5 m to the rear boundary. Many wraparounds therefore need a householder application, which 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 Brecon homes

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.

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.

How we'd run your project

Understand the brief
At your home in Brecon we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings, then consent
We draw the scheme, check it against the rules in Wales, and take it through the right consent with the council.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey wraparound extensions in Brecon

How long does a two-storey wraparound 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.

Who handles building regulations for a project in Brecon?

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.

Which postcodes do you cover around Brecon?

We cover Brecon (LD3) and nearby places including Brynmawr, Tredegar and Rhymney, plus the rest of Powys. The first site visit is free.

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

Nearby towns we cover for two-storey wraparound extensions:

Other extensions in Brecon

All two-storey extension services in Brecon · Two-storey wraparound extensions across Powys

Book a free site visit in Brecon and we'll tell you what's possible, what approvals you need and what the design stage would cost.