Staines, Surrey
Wraparound extension in Staines
Wraparound extension in Staines: an L-shaped extension that fills the side return and runs across the back. We measure the house, show you what the rules allow, price it in writing and build it.
Staines sits in Surrey, with postcode districts including TW15, TW16, TW17 and TW18. Wraparounds are the natural next step for the end-of-terrace and Victorian houses in Surrey 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 Staines?
For Staines 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 |
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 Staines?
Whether your wraparound extension in Staines 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 Staines like to extend?
Around Staines the housing ranges from inter-war semis to 1960s and 1970s estates with good-sized gardens. Many of the newer estates had permitted development rights removed by condition, so we check the planning history before anything is drawn.
How a wraparound extension in Staines 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.
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 Staines
Close by, we work in Egham, about 2.0 miles away, and Stanwell, about 2.0 miles away.
- Wraparound extension in Egham
- Wraparound extension in Stanwell
- Wraparound extension in Ashford
- Wraparound extension in Chertsey
- Wraparound extension in Shepperton
Other work in Staines:
FAQ
Wraparound extension questions in Staines
Do you handle building control in Staines?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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 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.
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.
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.
How much does a wraparound extension cost in Staines?
As a guide, £2,460–£4,030 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £54,000–£88,500 at that rate. Your written price follows the survey.