Two-storey wraparound extensions in Great Yarmouth
Adding a two-storey wraparound extension in Great Yarmouth gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
What we'd confirm first for a project in Great Yarmouth.
- Postcode districts
- NR29 and NR30
- County / area
- Norfolk, 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
- Bradwell (2.7 miles), Lowestoft (9.2 miles), Beccles (12.4 miles)
- Distance to Norwich
- about 18.2 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.
Great Yarmouth sits about 18.2 miles from Norwich. Closer to home, Bradwell is 2.7 miles away and Lowestoft 9.2 miles.
What it costs in Great Yarmouth
A guide price for Great Yarmouth: 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). That works out at £2,210–£3,040 per m² of new floor space, including VAT at 20%. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| 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 Great Yarmouth
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 Great Yarmouth 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
Free site visit
We visit your home in Great Yarmouth, 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 Great Yarmouth 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 wraparound extensions in Great Yarmouth
How much does a two-storey wraparound extension cost in Great Yarmouth?
Our guide for the East of England, which covers Great Yarmouth, 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.
Who handles building regulations for a project in Great Yarmouth?
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 Great Yarmouth?
Great Yarmouth 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.
How much floor space does a wraparound extension add?
It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.
Nearby
The same service in neighbouring towns:
Other extensions in Great Yarmouth
- Rear
- Side
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Great Yarmouth · Two-storey wraparound extensions across Norfolk
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Great Yarmouth.