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 Thornaby-on-Tees?
In Thornaby-on-Tees, 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. The guide for Thornaby-on-Tees reflects typical costs in Yorkshire and the Humber, roughly 7% below the UK-wide figure. 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 |
Your quote will depend mainly on:
- Drainage changes
- Total footprint and the amount of glazing
- Steelwork and propping of the existing house
- Access for materials on terraced streets
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a wraparound extension in Thornaby-on-Tees?
Here is how the rules work for a wraparound extension 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.
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
- Design and planning application
- Walls, roof and glazing
- Building control completion
- Underfloor heating option, electrics and plastering
- Foundations and drainage
How long does it take?
Expect 12 to 18 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Thornaby-on-Tees
In Yorkshire, through-terraces and back-to-backs have particular constraints, while semis and detached houses suit larger extensions.
Our Thornaby-on-Tees coverage includes postcode districts TS17, and we also work in nearby places such as Stockton-on-Tees, Yarm and Billingham.
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 in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Thornaby-on-Tees
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.
How much does a wraparound extension cost in Thornaby-on-Tees?
In Thornaby-on-Tees, 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.
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.
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.
Who approves a wraparound extension in Thornaby-on-Tees?
Planning matters in Thornaby-on-Tees go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.