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 Staines?
In Staines, a wraparound extension typically costs £2,450–£3,600 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £68,500–£101,000. The guide for Staines reflects typical costs in the South East, roughly 12% above the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £49,000–£72,000 |
| Typical project (28 m²) | £68,500–£101,000 |
| Larger project (39 m²) | £95,500–£140,500 |
| Rate per m² | £2,450–£3,600 |
Your quote will depend mainly on:
- Kitchen and flooring specification
- Drainage changes
- Access for materials on terraced streets
- Party wall surveyor fees for one or both neighbours
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 Staines?
Whether you need planning permission depends on your house and its location in 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.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
Handled as part of most wraparound extensions:
- Design and planning application
- Foundations and drainage
- Structural engineer’s design for steels and supports
- Removal of internal and external walls
- Walls, roof and glazing
- Underfloor heating option, electrics and plastering
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 Staines
The South East has a broad mix of housing, from Victorian terraces in the towns to post-war semis and newer estates, so extension types vary street by street.
Our Staines coverage includes postcode districts TW18, and we also work in nearby places such as Egham, Ashford and Feltham.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Staines
How long does a wraparound extension take in Staines?
Typically 12 to 18 weeks on site. Design and approvals beforehand usually take 3 to 4 months.
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.
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.
How much does a wraparound extension cost in Staines?
In Staines, a wraparound extension typically costs £2,450–£3,600 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £68,500–£101,000. Your fixed price depends on the survey and drawings.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.