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 Harwich?
In Harwich, 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. Prices across the East of England are typically 6% above the UK average for this kind of work, which is reflected in the range for Harwich. 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 main things that change the cost:
- Total footprint and the amount of glazing
- Steelwork and propping of the existing house
- Drainage changes
- Party wall surveyor fees for one or both neighbours
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 Harwich?
Approvals for a wraparound extension in Harwich 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
From survey to sign-off, the job normally involves:
- Removal of internal and external walls
- Foundations and drainage
- Structural engineer’s design for steels and supports
- Design and planning application
- Building control completion
- Party wall notices and surveyor liaison
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 Harwich
Across the East of England, 1930s and post-war semis, newer estates and rural cottages all feature, each with different extension and loft options.
Projects in Harwich (CO12) are surveyed in person before we quote, so the price reflects your actual property.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 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 Harwich
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.
Is a wraparound worth it?
It gives the biggest ground-floor space without going upwards. Whether it adds value depends on your street and house, so we suggest checking local sale prices before committing.
How much does a wraparound extension cost in Harwich?
In Harwich, 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.
Who approves a wraparound extension in Harwich?
Planning matters in Harwich go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
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.