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 Gainsborough?
In Gainsborough, a wraparound extension typically costs £2,100–£3,050 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £59,000–£85,500. Prices across the East Midlands are typically 5% below the UK average for this kind of work, which is reflected in the range for Gainsborough. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £42,000–£61,000 |
| Typical project (28 m²) | £59,000–£85,500 |
| Larger project (39 m²) | £82,000–£119,000 |
| Rate per m² | £2,100–£3,050 |
The main things that change the cost:
- Total footprint and the amount of glazing
- Drainage changes
- Access for materials on terraced streets
- Kitchen and flooring specification
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a wraparound extension in Gainsborough?
Approvals for a wraparound extension in Gainsborough 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.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical wraparound extension we handle:
- Design and planning application
- Building control completion
- Removal of internal and external walls
- Structural engineer’s design for steels and supports
- Party wall notices and surveyor liaison
- 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 Gainsborough
The East Midlands has a mix of red-brick terraces, inter-war semis and newer estates, so rear extensions and garage conversions are common projects.
Projects in Gainsborough (DN21) are surveyed in person before we quote, so the price reflects your actual property.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed 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 Gainsborough
How long does it take to build?
Around 12 to 18 weeks on site after approvals. Design, planning and party wall matters usually take 3 to 4 months beforehand.
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.
Who approves a wraparound extension in Gainsborough?
Planning matters in Gainsborough 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 Gainsborough?
In Gainsborough, a wraparound extension typically costs £2,100–£3,050 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £59,000–£85,500. Your fixed price depends on the survey and drawings.
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.