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 Wigan?
In Wigan, 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 Wigan reflects typical costs in the North West, roughly 6% 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 |
What moves the price most:
- Access for materials on terraced streets
- Total footprint and the amount of glazing
- Drainage changes
- Kitchen and flooring specification
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 Wigan?
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
On a typical wraparound extension we handle:
- Walls, roof and glazing
- Building control completion
- Party wall notices and surveyor liaison
- Underfloor heating option, electrics and plastering
- Removal of internal and external walls
- 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 Wigan
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
We work across Wigan and neighbouring areas such as Hindley, Ashton in Makerfield and Westhoughton. Postcodes we cover in Wigan include WN1.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 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 Wigan
Who approves a wraparound extension in Wigan?
Planning matters in Wigan go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
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.
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.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.
How much does a wraparound extension cost in Wigan?
In Wigan, 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.