Braintree double-storey extensions, designed and built
Our design and build teams take on double-storey extensions in Braintree, from the first measured survey through planning and building control to the finished room.
- Guide price in BraintreeFrom £40,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsCM7, CM77
Local to Braintree
Site visits are available across Braintree (CM7, CM77). Neighbouring towns we cover include Witham (7 miles), Chelmsford (10 miles), Maldon (11 miles), Colchester (15 miles).
Just over the Suffolk border, Sudbury is about 13 miles away. The East of England mixes market-town terraces, inter-war semis and modern estates. Clay soils are common in parts of the region, which can affect foundation design.
Planning rules that apply in Braintree
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
What we take care of
- Insulation, plastering, electrics and plumbing to finish
- Ground and first floor structure, roof tied into the existing roof
- Householder planning application where needed
- Breaking through at both levels, stairs and landing changes where needed
- Measured survey, design and planning drawings
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
Double-storey extension prices in Braintree
Prices below are for Braintree, using the East of England factor of ×1.06. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Braintree: £1,640 to £3,180 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £40,000 – £48,500 | £45,500 – £60,000 | £58,500 – £76,500 |
| 4 m × 4 m, two floors 32 m² | £52,500 – £63,000 | £61,000 – £80,000 | £78,000 – £102,000 |
| 4 m × 6 m, two floors 48 m² | £78,500 – £94,500 | £91,500 – £120,000 | £117,000 – £153,000 |
Try the guide-price tool to see a range for your own size and finish.
What happens next
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about double-storey extensions
Who do I contract with for a double-storey extension in Braintree?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do you cover all of Braintree?
Yes. We cover Braintree and the surrounding parts of Essex. Site visits are free and there is no obligation.
Do I need building regulations approval in Braintree?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,640 to £3,180 per m² of new floor area including VAT, compared with £1,860 to £3,600 per m² for single-storey work, because the foundations and roof are shared across two floors.
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.
Book a free site visit in Braintree
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.