Orpington, Greater London
Wraparound extension in Orpington
Thinking about a wraparound extension in Orpington? An L-shaped extension that fills the side return and runs across the back. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Orpington (BR5, BR6 and BR7) as part of our Greater London work. Wraparounds are the natural next step for the end-of-terrace and Victorian houses in Greater London where a side return alone would leave the room too narrow.
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 Orpington?
Guide prices for a wraparound extension in Orpington 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a wraparound extension in Orpington?
Whether your wraparound extension in Orpington needs a planning application depends on its size, your house and any local restrictions.
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 Orpington like to extend?
Orpington is mostly 1930s semis, short terraces and post-war houses, so full-width single-storey and two-storey rear extensions are realistic on many plots. Some later estates had permitted development rights removed by condition, so we check the planning history first.
How a wraparound extension in Orpington 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Orpington
We also build wraparound extensions in nearby Chelsfield (1.7 miles) and Bickley (2.9 miles).
- Wraparound extension in Chelsfield
- Wraparound extension in Bickley
- Wraparound extension in Chislehurst
- Wraparound extension in Sidcup
- Wraparound extension in Swanley
Other work in Orpington:
FAQ
Wraparound extension questions in Orpington
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.
How long does a rear extension take to build in Orpington?
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.
What postcode areas do you cover around Orpington?
Including BR5, BR6 and BR7, and the surrounding Greater London area.
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.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.