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 Failsworth?
In Failsworth, a wraparound extension typically costs £2,050–£3,000 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £57,500–£84,000. The guide for Failsworth reflects typical costs in the North West, roughly 6% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £41,000–£60,000 |
| Typical project (28 m²) | £57,500–£84,000 |
| Larger project (39 m²) | £80,000–£117,000 |
| Rate per m² | £2,050–£3,000 |
The biggest cost drivers are:
- Access for materials on terraced streets
- Kitchen and flooring specification
- Total footprint and the amount of glazing
- Drainage changes
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a wraparound extension in Failsworth?
Approvals for a wraparound extension in Failsworth follow the rules for 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
On a typical wraparound extension we handle:
- Underfloor heating option, electrics and plastering
- Structural engineer’s design for steels and supports
- Design and planning application
- Party wall notices and surveyor liaison
- Removal of internal and external walls
- Building control completion
How long does it take?
The build itself usually takes 12 to 18 weeks on site. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Failsworth
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
From M35 outwards, we take on projects throughout Failsworth and the surrounding parts of Greater Manchester.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about wraparound extensions in Failsworth
What about the old back addition?
The side wall of the back addition is usually removed and replaced with a steel beam, so the old kitchen joins the new space.
Who approves a wraparound extension in Failsworth?
Planning matters in Failsworth go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How much does a wraparound extension cost in Failsworth?
In Failsworth, a wraparound extension typically costs £2,050–£3,000 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £57,500–£84,000. Your fixed price depends on the survey and drawings.
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.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.