St Austell, Cornwall
Wraparound extension in St Austell
An L-shaped extension that fills the side return and runs across the back. If you live in St Austell and want to know what a wraparound extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover St Austell (PL25) as part of our Cornwall work. Wraparound projects around St Austell often involve two neighbours, so we start the party wall conversations early.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a wraparound extension cost in St Austell?
For St Austell we work from the South West England rate: £2,290–£3,740 per square metre of new floor, including VAT, standard specification. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £50,500–£82,500 |
| L-shaped, about 30 m² of new floor | £68,500–£112,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a wraparound extension in St Austell?
Planning for a wraparound extension in St Austell follows the English householder rules.
In England the side part of a side return or wraparound must meet the side-extension rules (one storey, under 4 metres high, no more than half the width of the original house), and those rights do not apply on designated land. Because a wraparound combines a side and a rear extension, many need householder planning permission.
Because rear extensions often sit on or near the boundary, the Party Wall etc. Act 1996 usually applies in England. Notices go out one or two months before work depending on the type of work, and a surveyor's award is only needed if a neighbour does not consent.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in St Austell like to extend?
St Austell has Victorian terraces nearer the centre and post-war semis on the edges. Sloping gardens are frequent, which affects floor levels and steps down to the patio.
How a wraparound extension in St Austell comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Wraparound extensions near St Austell
Neighbouring places we cover include Bodmin (9.2 miles) and Truro (13.5 miles).
- Wraparound extension in Bodmin
- Wraparound extension in Truro
- Wraparound extension in Newquay
- Wraparound extension in Falmouth
- Wraparound extension in Redruth
Other work in St Austell:
FAQ
Wraparound extension questions in St Austell
What postcode areas do you cover around St Austell?
Including PL25, and the surrounding Cornwall area.
Can you match the brick or stone on my St Austell house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Can the corner be all glass?
Yes, with a steel or aluminium post or a structural glass corner. It needs careful thermal detailing to meet Building Regulations.
Do I need planning permission for a rear extension in St Austell?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
How long does a rear extension take to build in St Austell?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.