Wraparound extensions in Irlam: design, approvals and build
Thinking about a wraparound extension for your Irlam home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in IrlamFrom £34,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsM31, M44
Planning rules that apply in Irlam
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.
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.
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).
Covering Irlam
Across M31, M44, we can visit, measure and advise. The same team covers Urmston (3 miles), Sale (4 miles), Stretford (4 miles), Eccles (5 miles), all within easy reach.
The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
Guide prices for Irlam
These guide figures apply our North West England adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Irlam: £1,900 to £3,520 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £34,000 – £41,500 | £39,000 – £50,000 | £49,500 – £63,500 |
| Medium L-shape 25 m² | £47,500 – £57,000 | £54,500 – £69,000 | £68,500 – £88,000 |
| Large L-shape 32 m² | £60,500 – £73,000 | £69,500 – £88,500 | £88,000 – £112,500 |
Try the guide-price tool to see a range for your own size and finish.
Included in a typical project
- Structural design for the corner and openings
- Foundations, drainage and any manhole relocation
- Party wall notice support (England and Wales)
- Householder planning application
- Full internal finish or kitchen-ready shell
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
We visit your Irlam home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Wraparound extension questions answered
Will my neighbours in Irlam 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 you cover all of Irlam?
Yes. We cover Irlam and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
Who do I contract with for a wraparound extension in Irlam?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do wraparound extensions need planning permission?
Usually, yes. In England the side element counts as a side extension and the rear element as a rear extension, and the combination normally falls outside permitted development. A householder application costs £548 in England from 1 April 2026.
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 Irlam
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.