Thornaby-on-Tees, North Yorkshire
Wraparound extension in Thornaby-on-Tees
We plan and build wraparound extensions for homeowners in Thornaby-on-Tees. An L-shaped extension that fills the side return and runs across the back. Start with a free site visit, then a written price once the design is agreed.
Thornaby-on-Tees sits in North Yorkshire, with postcode districts including TS16, TS17 and TS18. Wraparound projects around Thornaby-on-Tees 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 Thornaby-on-Tees?
A wraparound extension in Thornaby-on-Tees is priced at £1,980–£3,240 per square metre including VAT as a guide, before kitchen fit-out and fees. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £43,500–£71,500 |
| L-shaped, about 30 m² of new floor | £59,500–£97,000 |
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 Thornaby-on-Tees?
Whether your wraparound extension in Thornaby-on-Tees 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. 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 Thornaby-on-Tees like to extend?
Brick terraces, colliery houses and post-war semis make up much of Thornaby-on-Tees. Former mining areas often need a coal mining risk check before foundations are designed.
How a wraparound extension in Thornaby-on-Tees 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.
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 Thornaby-on-Tees
Close by, we work in Ingleby Barwick, about 1.0 miles away, and Stockton-on-Tees, about 2.5 miles away.
- Wraparound extension in Ingleby Barwick
- Wraparound extension in Stockton-on-Tees
- Wraparound extension in Yarm
- Wraparound extension in Billingham
- Wraparound extension in Middlesbrough
Other work in Thornaby-on-Tees:
FAQ
Wraparound extension questions in Thornaby-on-Tees
How much does a wraparound extension cost in Thornaby-on-Tees?
As a guide, £1,980–£3,240 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £43,500–£71,500 at that rate. Your written price follows the survey.
How long does a rear extension take to build in Thornaby-on-Tees?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
How long does a wraparound take?
Usually 14 to 20 weeks on site, longer than a plain rear extension because of the steelwork.
Do you handle building control in Thornaby-on-Tees?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
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.