Horsforth wraparound extensions, designed and built
If you live in Horsforth and want more space without moving, a wraparound extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in HorsforthFrom £33,500 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsLS16, LS18
Guide prices for Horsforth
Labour and material costs vary across the UK, so for Horsforth we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Horsforth: £1,880 to £3,480 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £33,500 – £41,000 | £38,500 – £49,500 | £49,000 – £63,000 |
| Medium L-shape 25 m² | £47,000 – £56,500 | £54,000 – £68,500 | £68,000 – £87,000 |
| Large L-shape 32 m² | £60,000 – £72,500 | £69,000 – £87,500 | £87,000 – £111,500 |
Try the guide-price tool to see a range for your own size and finish.
Local to Horsforth
Our survey diary covers Horsforth, including LS16, LS18. We also work in nearby Yeadon (3 miles), Pudsey (3 miles), Guiseley (4 miles), Leeds (5 miles).
Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
Do I need planning permission in Horsforth?
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).
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
Who a wraparound extension suits
- Terraced houses that want the largest ground floor possible
- Semi-detached houses with a side passage
- Families who want kitchen, dining and living in one space
What happens next
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about wraparound extensions
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Horsforth, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Horsforth be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do I need building regulations approval in Horsforth?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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.
How much does a wraparound extension cost?
Our guide range is about £1,880 to £3,480 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £54,000 to £68,500 in Horsforth before design and council fees.
Book a free site visit in Horsforth
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.