Ossett, West Yorkshire
Wraparound extension in Ossett
An L-shaped extension that fills the side return and runs across the back. If you live in Ossett and want to know what a wraparound extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Ossett (WF2, WF4 and WF5) as part of our West Yorkshire work. Wraparound projects around Ossett 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 Ossett?
In Ossett, 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 |
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 Ossett?
Here is how the rules in England apply to a wraparound extension in Ossett.
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 Ossett like to extend?
Stone terraces and brick semis are typical of Ossett. 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 Ossett comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Ossett
Close by, we work in Horbury, about 1.6 miles away, and Dewsbury, about 2.1 miles away.
- Wraparound extension in Horbury
- Wraparound extension in Dewsbury
- Wraparound extension in Batley
- Wraparound extension in Wakefield
- Wraparound extension in Morley
Other work in Ossett:
FAQ
Wraparound extension questions in Ossett
How much does a wraparound extension cost in Ossett?
As a guide, £2,050–£3,350 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £45,000–£73,500 at that rate. Your written price follows the survey.
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.
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 planning permission for a rear extension in Ossett?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
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.
What postcode areas do you cover around Ossett?
Including WF2, WF4 and WF5, and the surrounding West Yorkshire area.