Two-storey wraparound extensions in Hastings

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

Postcode districts: TN31, TN34, TN35 and TN36
County / area: East Sussex, England
Price region: South East England
Guide price: £132,500–£181,500 (£2,360–£3,250 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: St Leonards-on-Sea (1.5 miles), Bexhill-on-Sea (4.8 miles), Hailsham (14.1 miles)
Distance to Brighton: about 31.5 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.

Hastings sits about 31.5 miles from Brighton. Closer to home, St Leonards-on-Sea is 1.5 miles away and Bexhill-on-Sea 4.8 miles.

What it costs in Hastings

A guide price for Hastings: around £132,500–£181,500 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 £2,360–£3,250 per m² of new floor space, including VAT at 20%. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

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	£2,180–£2,990 per m²	£122,000–£167,000
Standard	£2,360–£3,250 per m²	£132,500–£181,500
Premium	£2,840–£3,890 per m²	£159,000–£218,000

Planning and building regulations in Hastings

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 Hastings homes

Phasing the build

A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.

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

Look at the house
We start in Hastings with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Get it approved
Once you're happy with the design we submit it to the council for Hastings and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about two-storey wraparound extensions in Hastings

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

Hastings 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.

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

Our guide for South East England, which covers Hastings, is £2,360–£3,250 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 £132,500–£181,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Which postcodes do you cover around Hastings?

We cover Hastings (TN31, TN34, TN35 and TN36) and nearby places including St Leonards-on-Sea, Bexhill-on-Sea and Hailsham, plus the rest of East Sussex. The first site visit is free.

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.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

Nearby

The same service in neighbouring towns:

Other extensions in Hastings

All two-storey extension services in Hastings · Two-storey wraparound extensions across East Sussex

The quickest next step is a visit. We'll look at your house in Hastings and give you an honest view of the options.