Barnes, Greater London
Wraparound extension in Barnes
An L-shaped extension that fills the side return and runs across the back. If you live in Barnes 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.
Barnes is covered from our Greater London round, including SW13, SW14 and W4. Wraparound projects around Barnes 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 Barnes?
Guide prices for a wraparound extension in Barnes start from our London rate of £2,860–£4,680 per square metre, including VAT. London prices sit at the top of our range because of labour rates, access through the house, parking suspensions and skip licences.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £63,000–£103,000 |
| L-shaped, about 30 m² of new floor | £86,000–£140,500 |
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 Barnes?
The planning route for a wraparound extension in Barnes is set by England's householder rules and your council.
Side return infills and the side leg of a wraparound are treated as side extensions in England: single-storey, no more than 4 metres high and no wider than half the original house. They are not permitted development in conservation areas, National Parks or National Landscapes, and a joined wraparound often needs a planning application because the side and rear rules apply together.
The Party Wall etc. Act 1996 applies in England: you serve notice two months before work to a shared wall, and one month before digging foundations within 3 metres (or 6 metres for deeper foundations) of a neighbour's building. Neighbours can agree in writing; if they dissent, surveyors agree an award.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Barnes like to extend?
Much of Barnes is Victorian and Edwardian terraced housing with narrow back additions, which suits side returns, wraparounds and 3 metre rear extensions. Many streets are in conservation areas, gardens are short, and almost everything comes through the house or along a rear alley.
How a wraparound extension in Barnes 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Wraparound extensions near Barnes
Close by, we work in Mortlake, about 0.9 miles away, and East Sheen, about 1.1 miles away.
- Wraparound extension in Mortlake
- Wraparound extension in East Sheen
- Wraparound extension in Chiswick
- Wraparound extension in Roehampton
- Wraparound extension in Putney
Other work in Barnes:
FAQ
Wraparound extension questions in Barnes
Do you handle building control in Barnes?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How long does a rear extension take to build in Barnes?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
Is the site visit in Barnes free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a wraparound extension cost in Barnes?
As a guide, £2,860–£4,680 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £63,000–£103,000 at that rate. Your written price follows the survey.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.