Wraparound extensions in Grays: design, approvals and build
We design and build wraparound extensions for houses in Grays, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in GraysFrom £38,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsRM15, RM16, RM17, RM18, RM20
Guide prices for Grays
Labour and material costs vary across the UK, so for Grays we use our East of England factor (×1.06). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Grays: £2,120 to £3,920 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £38,000 – £46,000 | £43,500 – £55,500 | £55,000 – £71,000 |
| Medium L-shape 25 m² | £53,000 – £64,000 | £60,500 – £77,000 | £76,500 – £98,500 |
| Large L-shape 32 m² | £67,500 – £81,500 | £78,000 – £98,500 | £98,000 – £126,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Included in a typical project
- Structural design for the corner and openings
- Full internal finish or kitchen-ready shell
- Party wall notice support (England and Wales)
- Foundations, drainage and any manhole relocation
- Roof with glazing along the side return
The corner is where wraparounds succeed or fail. We usually use a single steel goalpost or a corner post hidden in a pier, and set the glazing so the new room reads as one space rather than two boxes.
Working in Grays
Our survey diary covers Grays, including RM15, RM16, RM17, RM18, RM20. Neighbouring towns we cover include South Ockendon (3 miles), Stanford-le-Hope (6 miles), Basildon (9 miles), Brentwood (10 miles).
Just over the Kent border, Gravesend is about 3 miles away. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Will the council need to approve it?
In England a wraparound extension is assessed as both a side and a rear extension, and the combination usually falls outside permitted development, so most need a householder planning application (£548 from 1 April 2026).
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Grays home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about wraparound extensions
Do I need building regulations approval in Grays?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Grays?
Yes. We cover Grays and the surrounding parts of Essex. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Grays, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How much does a wraparound extension cost?
Our guide range is about £2,120 to £3,920 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £60,500 to £77,000 in Grays before design and council fees.
Will I need to move a drain?
Often. Side returns frequently contain a manhole or a shared drain. Building near or over a public sewer needs the water company’s consent in England and Wales, which we arrange.
Book a free site visit in Grays
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.