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 Horsforth?
In Horsforth, 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. We start from a UK-wide guide and adjust it for Yorkshire and the Humber, where labour and materials are typically about 7% below average. 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 main things that change the cost:
- Drainage changes
- Party wall surveyor fees for one or both neighbours
- Access for materials on terraced streets
- Total footprint and the amount of glazing
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a wraparound extension in Horsforth?
Approvals for a wraparound extension in Horsforth 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
Handled as part of most wraparound extensions:
- Structural engineer’s design for steels and supports
- Underfloor heating option, electrics and plastering
- Foundations and drainage
- Party wall notices and surveyor liaison
- Design and planning application
- Walls, roof and glazing
How long does it take?
Allow 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Horsforth
Yorkshire and the Humber has stone and brick terraces as well as inter-war and newer estates, so materials matching is an early design question.
We work across Horsforth and neighbouring areas such as Yeadon, Pudsey and Guiseley. Postcodes we cover in Horsforth include LS18.
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
Planning or permitted development confirmation, building regulations and any party wall matters.
- 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 Horsforth
How much does a wraparound extension cost in Horsforth?
In Horsforth, 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.
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.
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.
Do you build wraparound extensions in Horsforth?
Yes. We build wraparound extensions across Horsforth, including postcodes LS18. Every project starts with a free home visit.