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 Irlam?
In Irlam, 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. That range is adjusted for the North West, where domestic building work typically costs around 6% below the national 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:
- Kitchen and flooring specification
- Drainage changes
- Party wall surveyor fees for one or both neighbours
- Total footprint and the amount of glazing
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 Irlam?
Approvals for a wraparound extension in Irlam 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.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
Handled as part of most wraparound extensions:
- Walls, roof and glazing
- Building control completion
- Design and planning application
- Foundations and drainage
- Underfloor heating option, electrics and plastering
- Party wall notices and surveyor liaison
How long does it take?
Allow 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 Irlam
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
From M44 outwards, we take on projects throughout Irlam and the surrounding parts of Greater Manchester.
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
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about wraparound extensions in Irlam
How much does a wraparound extension cost in Irlam?
In Irlam, 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.
Do you build wraparound extensions in Irlam?
Yes. We build wraparound extensions across Irlam, including postcodes M44. 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.
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.