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 Telford?
In Telford, a wraparound extension typically costs £2,150–£3,100 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £60,000–£87,000. Prices in the West Midlands sit near the national average for this kind of work, and the range for Telford reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £43,000–£62,000 |
| Typical project (28 m²) | £60,000–£87,000 |
| Larger project (39 m²) | £84,000–£121,000 |
| Rate per m² | £2,150–£3,100 |
What moves the price most:
- Access for materials on terraced streets
- Kitchen and flooring specification
- Drainage changes
- Steelwork and propping of the existing house
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 Telford?
Before anything is built in Telford, we confirm which approvals apply 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
The work we manage on a wraparound extension:
- Party wall notices and surveyor liaison
- Foundations and drainage
- Design and planning application
- Removal of internal and external walls
- Underfloor heating option, electrics and plastering
- Structural engineer’s design for steels and supports
How long does it take?
Build time is typically 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 Telford
Across the West Midlands, inter-war and post-war semis make up much of the housing, giving good scope for two-storey side extensions and hip-to-gable lofts.
Telford sits in Shropshire, about 13 miles east of Shrewsbury. We cover the whole of Telford, including postcodes TF3 and WV99.
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
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Telford
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.
Do you build wraparound extensions in Telford?
Yes. We build wraparound extensions across Telford, including postcodes TF3 and WV99. Every project starts with a free home visit.
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.
How much does a wraparound extension cost in Telford?
In Telford, a wraparound extension typically costs £2,150–£3,100 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £60,000–£87,000. Your fixed price depends on the survey and drawings.
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.