What is a wraparound extension?
A wraparound extension combines a side return and a rear extension into one L-shaped addition. It gives the largest possible ground floor, often creating an open-plan kitchen, dining and living space across the whole width of the house.
How much does a wraparound extension cost in Bishops Stortford?
In Bishops Stortford, a wraparound extension typically costs £2,350–£3,400 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £66,000–£95,000. Building costs in the East of England run about 6% above the UK average, and the figures for Bishops Stortford are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £47,000–£68,000 |
| Typical project (28 m²) | £66,000–£95,000 |
| Larger project (39 m²) | £91,500–£132,500 |
| Rate per m² | £2,350–£3,400 |
The biggest cost drivers are:
- Kitchen and flooring specification
- Total footprint and the amount of glazing
- Steelwork and propping of the existing house
- Party wall surveyor fees for one or both neighbours
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a wraparound extension in Bishops Stortford?
Here is how the rules work for a wraparound extension in England. In England a wraparound extension combines side and rear elements, which normally takes it outside permitted development, so a householder planning application is made.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
Handled as part of most wraparound extensions:
- Design and planning application
- Building control completion
- Party wall notices and surveyor liaison
- Foundations and drainage
- Structural engineer’s design for steels and supports
- Walls, roof and glazing
How long does it take?
The build itself usually takes 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Bishops Stortford
Many towns in the East of England have estates built since the 1970s, where garage conversions and rear extensions are popular.
We work across Bishops Stortford and neighbouring areas such as Harlow, Hoddesdon and Hertford. Postcodes we cover in Bishops Stortford include CM23.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Bishops Stortford
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.
Do you build wraparound extensions in Bishops Stortford?
Yes. We build wraparound extensions across Bishops Stortford, including postcodes CM23. Every project starts with a free home visit.
Will both neighbours be affected?
Usually only the neighbour on the side return side, but rear foundations near either boundary can trigger party wall notices.
Does a wraparound extension need planning permission?
Almost always. Combining side and rear elements usually goes beyond permitted development limits, so a householder planning application is normally made.
How much does a wraparound extension cost in Bishops Stortford?
In Bishops Stortford, a wraparound extension typically costs £2,350–£3,400 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £66,000–£95,000. Your fixed price depends on the survey and drawings.