Downham Market, Norfolk
Wraparound extension in Downham Market
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 Downham Market and the surrounding area, with one contract from the first survey to building control sign-off.
Downham Market sits in Norfolk, with postcode districts including PE38. Wraparounds are the natural next step for the end-of-terrace and Victorian houses in Norfolk 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 Downham Market?
For Downham Market we work from the East of England rate: £2,330–£3,820 per square metre of new floor, including VAT, standard specification. East of England prices run slightly above our West Midlands baseline; clay soils near trees are the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £51,500–£84,000 |
| L-shaped, about 30 m² of new floor | £70,000–£114,500 |
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 Downham Market?
Planning for a wraparound extension in Downham Market follows the English householder rules.
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 Downham Market like to extend?
Downham Market mixes Victorian terraces with 1930s semis, so both side returns and full-width kitchen extensions suit houses here.
How a wraparound extension in Downham Market comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Downham Market
Neighbouring places we cover include King's Lynn (10.0 miles) and Wisbech (10.3 miles).
- Wraparound extension in King's Lynn
- Wraparound extension in Wisbech
- Wraparound extension in March
- Wraparound extension in Ely
- Wraparound extension in Chatteris
Other work in Downham Market:
FAQ
Wraparound extension questions in Downham Market
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.
Is the site visit in Downham Market free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
What roof suits a wraparound?
A flat roof with a lantern, a standing-seam pitched roof or a glazed roof over the side leg. The choice usually follows the first-floor windows above.
How much does a wraparound extension cost in Downham Market?
As a guide, £2,330–£3,820 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £51,500–£84,000 at that rate. Your written price follows the survey.
Do you handle building control in Downham Market?
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 Downham Market?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.