Planning permission for extensions in Brecon
For Brecon homeowners we handle planning permission for extensions, with fees agreed in writing before any work starts.
- Guide price in BreconFrom £300 inc VAT
- PlanningWe find the right route for you
- Timescale8–13 weeks typical decision period
- Postcode districtsLD3
Working in Brecon
We cover Brecon and the postcode districts LD3. Nearby, we also take on projects in Llandrindod Wells (21 miles), Newtown (39 miles), Welshpool (49 miles).
Just over the Gwent border, Ebbw Vale is about 14 miles away. Welsh housing ranges from stone terraces in the valleys to render-and-slate houses and modern estates, and the Welsh planning rules differ from England's in several places.
Planning rules that apply in Brecon
In Wales the routes are permitted development (a lawful development certificate is available), or a householder planning application to the council. Wales has no prior approval scheme for larger rear extensions, and fees are set by the Welsh Government.
The planning position for a specific Brecon address depends on its history and any designations, which is why we check it at the first visit.
The Party Wall etc. Act 1996 applies in Wales as in England: notice must be served before work to a shared wall, building on the boundary, or excavating close to a neighbour's foundations.
Building regulations approval is separate from planning. Wales has its own building regulations and approved documents; the council or a registered building control approver checks the plans, inspects the work and issues a completion certificate.
Applications are decided by the local planning authority (your county or county borough council, or the national park authority).
Included in a typical project
- Route recommendation in writing
- Advice if conditions are attached or changes are requested
- Application forms, plans and supporting statements
- Planning history and constraints check for your address
- Submission and fee payment guidance
A lawful development certificate is not compulsory for permitted development, but it is the cleanest proof that the extension was lawful when you come to sell. We usually recommend one.
Fees in Brecon
Guide fees for Brecon including VAT, using our Wales factor of ×0.93. Council and building control charges are not included.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Permitted development confirmed in writing (certificate or notification) | £300 – £650 |
| Standard | Householder planning application handled | £550 – £1,050 |
| Premium | Application with heritage or design statements, and responses to the council | £800 – £1,500 |
Our handling fee only. Council fees are extra and are set by the Welsh Government. Drawings are priced separately.
Want a range for your exact size? The guide-price tool takes about a minute.
How the project works
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions answered
Do you cover all of Brecon?
Yes. We cover Brecon and the surrounding parts of Powys. Site visits are free and there is no obligation.
Who do I contract with in Brecon?
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.
How long does this take for a Brecon home?
8–13 weeks typical decision period, depending on the council and the complexity of the project.
What happens if planning is refused?
You can revise the design and reapply, or appeal. We read the officer’s report and tell you honestly which option has a better chance.
Book a free site visit in Brecon
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.