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A bright open-plan living and dining room with an exposed brick wall, a grey sofa and pendant lights, the kind of space a wraparound creates

Wraparound extension drawings from £1,005

A wraparound fills the side return and the back in one go, so the kitchen becomes the width of the house. We draw it as one scheme and work out which rules it has to meet.

£1,005 £855 drawings + £150 survey (£1,005 total), no VAT to add

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The short answer

A wraparound extension combines a side return and a rear extension into one L-shaped addition. The two parts are tested together under permitted development, so the combined result matters more than either part. Our fee is £855 drawings + £150 survey (£1,005 total), no VAT to add; the council fee is separate.

Wraparound extension drawings

from £1,005

Drawings
£855
Measured survey
£150
Total you pay
£1,005
VAT
None to add
  • A measured survey of the house, the side return, the garden and the neighbours’ windows on both sides
  • Existing and proposed plans, elevations and sections of the combined extension, including the roof and rooflights
  • A test of the combined scheme against each permitted development limit, to pick the route
  • The prior approval notification, Lawful Development Certificate or householder application, submitted for you
  • A check of the sewer records and a list of the party wall notices to serve
  • An independent check of every sheet, and free redraws of our drawings until approval

£855 drawings + £150 survey (£1,005 total). A starting fee: we confirm one fixed figure after checking your address. The council’s own fee, where there is one, is paid to the council.

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How a wraparound runs with us

  1. Route check

    We test the whole extension against the order, because the side and rear parts add up, and say which application suits.

  2. Survey

    Both sides of the house and the garden are measured, with the neighbours’ windows and any existing extensions.

  3. Options

    We show the scheme at its fullest and at the depth that stays inside the quickest route, side by side.

  4. Drawings and application

    The chosen scheme is drawn in full and submitted by the route that fits.

  5. Technical set

    The building regulations set follows, with beam sizes, drainage and rooflight details for building control.

Why the wraparound is a special case for permitted development

Each part of a wraparound has its own limits. The rear part may reach 3 metres on a terrace or semi and 4 metres on a detached house, or 6 and 8 metres through prior approval. The side part must be single storey, no more than 4 metres high and no wider than half the width of the original house. The details are in Class A of the order.

The catch is the total. Class A also tests the total enlargement, the enlarged part together with any existing enlargement it joins, against those limits. In a conservation area, an extension beyond a side wall is not permitted development at all, which is why many wraparounds on Victorian terraces need a householder application.

  • Rear: 3 m / 4 m, or 6 m / 8 m with prior approval; 4 m high
  • Side: single storey, no wider than half the original house
  • Existing extensions count towards the total
  • No side extension in a conservation area under permitted development

Choosing between the routes

If every part fits, a Lawful Development Certificate gives proof. If the rear part is 6 or 8 metres, the prior approval route applies, with a council fee of £249 against £548 for a householder application, according to the GOV.UK fee schedule.

A householder application gives the most design freedom and takes longer. The right choice depends on the house and on the neighbours, and we explain it with the drawings in front of you.

Side return extension drawings · Prior approval for a larger home extension

Drains and neighbours at both edges

A wraparound often sits over the drain that runs along the side and the back of the house. Approved Document H applies to building over or within 3 metres of the centre line of a sewer on the water company’s records, so we search the records before the design is fixed.

The boundary walls at both sides are likely to need party wall notices, with two months’ notice required before work on a party structure (section 3). We list them and, if you wish, prepare them.

Wraparounds in numbers

Questions about wraparounds

Is a wraparound the same as a side return plus a rear extension?

Physically yes, but the council treats the total as one enlargement, so the two parts cannot each use up the full allowance. We draw and test them together.

Can I build the side return first and the rear later?

Yes, but the later part is judged with the first, so the order and the total matter. We draw the whole scheme and can phase it.

Will the neighbours object?

A wraparound affects both neighbours’ outlook along the boundary. Drawing their windows and the roof height at the fence line, as we do, answers most concerns early.

What is the glass roof rule?

A rooflight is part of the extension and must meet the insulation limits in building regulations, which we draw. See building regulations drawings.

Get the whole back of the house in one scheme

Send the address and a photo of the back and side. We reply with the route and a fixed fee, from £855 drawings + £150 survey (£1,005 total).

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