Double-storey extensions in Bracknell: design, approvals and build
If you live in Bracknell and want more space without moving, a double-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in BracknellFrom £42,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsRG12, RG40, RG42, RG45, SL5
Do I need planning permission in Bracknell?
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
Working in Bracknell
We cover Bracknell and the postcode districts RG12, RG40, RG42, RG45, SL5. Neighbouring towns we cover include Crowthorne (3 miles), Wokingham (4 miles), Sandhurst (5 miles), Earley (7 miles).
Just over the Surrey border, Camberley is about 5 miles away. The South East has a broad mix of 1930s semis, post-war estates, newer developments and period cottages, and many houses have enough garden for a generous rear extension.
Guide prices for Bracknell
For Bracknell we adjust our national guide rates by ×1.12, the factor we use for South East England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Bracknell: £1,740 to £3,360 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £42,500 – £51,000 | £48,000 – £63,500 | £61,500 – £81,000 |
| 4 m × 4 m, two floors 32 m² | £55,500 – £66,500 | £64,500 – £84,500 | £82,000 – £108,000 |
| 4 m × 6 m, two floors 48 m² | £83,000 – £99,500 | £96,500 – £126,500 | £123,500 – £161,500 |
Try the guide-price tool to see a range for your own size and finish.
Included in a typical project
- Insulation, plastering, electrics and plumbing to finish
- Building regulations drawings and structural design
- Measured survey, design and planning drawings
- Foundations sized for two floors
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a double-storey extension in Bracknell
Do you cover all of Bracknell?
Yes. We cover Bracknell and the surrounding parts of Berkshire. Site visits are free and there is no obligation.
Do I need building regulations approval in Bracknell?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bracknell, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need a Party Wall Agreement?
If you are in England or Wales and the work involves a shared wall or digging foundations close to a neighbour, the Party Wall etc. Act 1996 applies and notices must be served before work starts. We tell you which notices are needed.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,740 to £3,360 per m² of new floor area including VAT, compared with £1,960 to £3,810 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a free site visit in Bracknell
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.