Gainsborough, Lincolnshire
Wraparound extension in Gainsborough
An L-shaped extension that fills the side return and runs across the back. We design, get the approvals for and build wraparound extensions in Gainsborough and the surrounding area, with one contract from the first survey to building control sign-off.
Gainsborough and its postcode districts DN21 are part of our Lincolnshire coverage. Wraparound projects around Gainsborough 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 Gainsborough?
In Gainsborough, our guide for a wraparound extension is £2,130–£3,490 per square metre including VAT for a standard specification. East Midlands prices sit a little below our West Midlands baseline.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £47,000–£77,000 |
| L-shaped, about 30 m² of new floor | £64,000–£105,000 |
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 Gainsborough?
Whether your wraparound extension in Gainsborough needs a planning application depends on its size, your house and any local restrictions.
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. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Gainsborough like to extend?
Red-brick terraces and semis are typical of Gainsborough. Coal-mining legacy areas in parts of the East Midlands can need a Coal Authority check before foundations are designed.
How a wraparound extension in Gainsborough comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
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.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Wraparound extensions near Gainsborough
Neighbouring places we cover include Retford (8.4 miles) and Scunthorpe (14.3 miles).
- Wraparound extension in Retford
- Wraparound extension in Scunthorpe
- Wraparound extension in Lincoln
- Wraparound extension in Boughton
- Wraparound extension in Worksop
Other work in Gainsborough:
FAQ
Wraparound extension questions in Gainsborough
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.
What postcode areas do you cover around Gainsborough?
Including DN21, and the surrounding Lincolnshire area.
Will it take a lot of garden?
Less than a deep rear extension of the same area, because part of the space comes from the side passage.
Is the site visit in Gainsborough free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need planning permission for a rear extension in Gainsborough?
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.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.