Henley-on-Thames, Oxfordshire
Wraparound extension in Henley-on-Thames
We plan and build wraparound extensions for homeowners in Henley-on-Thames. 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.
Henley-on-Thames sits in Oxfordshire, with postcode districts including RG9. Wraparound projects around Henley-on-Thames 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 Henley-on-Thames?
For Henley-on-Thames we work from the South East England rate: £2,460–£4,030 per square metre of new floor, including VAT, standard specification. South East prices run above our West Midlands baseline, mainly on labour rates and clay-soil foundations.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £54,000–£88,500 |
| L-shaped, about 30 m² of new floor | £74,000–£121,000 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a wraparound extension in Henley-on-Thames?
Planning for a wraparound extension in Henley-on-Thames 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. 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 Henley-on-Thames like to extend?
Commuter semis and detached houses make up much of Henley-on-Thames, and longer gardens make England's prior approval route for deeper rear extensions worth considering.
How a wraparound extension in Henley-on-Thames 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.
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 Henley-on-Thames
Close by, we work in Marlow, about 6.0 miles away, and Reading, about 6.1 miles away.
- Wraparound extension in Marlow
- Wraparound extension in Reading
- Wraparound extension in Lower Earley
- Wraparound extension in Maidenhead
- Wraparound extension in Wokingham
Other work in Henley-on-Thames:
FAQ
Wraparound extension questions in Henley-on-Thames
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 Henley-on-Thames?
Including RG9, and the surrounding Oxfordshire area.
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.
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.
How long does a rear extension take to build in Henley-on-Thames?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.