Horbury, West Yorkshire
Wraparound extension in Horbury
Wraparound extension in Horbury: 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.
Horbury sits in West Yorkshire, with postcode districts including WF2, WF4 and WF5. Wraparound projects around Horbury 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 Horbury?
In Horbury, our guide for a wraparound extension is £2,050–£3,350 per square metre including VAT for a standard specification. Yorkshire prices sit below our West Midlands baseline; matching natural stone is the main variable.
| Size | Guide price inc VAT |
|---|---|
| L-shaped, about 22 m² of new floor | £45,000–£73,500 |
| L-shaped, about 30 m² of new floor | £61,500–£100,500 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a wraparound extension in Horbury?
The planning route for a wraparound extension in Horbury is set by England's householder rules and your council.
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. 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 Horbury like to extend?
Stone terraces and brick semis are typical of Horbury. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match.
How a wraparound extension in Horbury 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.
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 Horbury
Neighbouring places we cover include Ossett (1.6 miles) and Wakefield (3.0 miles).
- Wraparound extension in Ossett
- Wraparound extension in Wakefield
- Wraparound extension in Dewsbury
- Wraparound extension in Batley
- Wraparound extension in Darton
Other work in Horbury:
FAQ
Wraparound extension questions in Horbury
What postcode areas do you cover around Horbury?
Including WF2, WF4 and WF5, and the surrounding West Yorkshire area.
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.
Is it worth it over a side return alone?
If you want a dining table and a sofa as well as the kitchen, usually yes.
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 Horbury free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How long does a rear extension take to build in Horbury?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.