Wraparound extensions across Ossett
Thinking about a wraparound extension for your Ossett 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 OssettFrom £33,500 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsWF5, WF12
Extensions in and around Ossett
Site visits are available across Ossett (WF5, WF12). Neighbouring towns we cover include Dewsbury (2 miles), Batley (3 miles), Wakefield (3 miles), Morley (4 miles).
Just over the South Yorkshire border, Darton is about 7 miles away. Yorkshire and the Humber combines stone-built terraces in the Pennine towns with brick semis and newer estates elsewhere, so materials and roof details need matching with care.
What should I budget for a wraparound extension in Ossett?
Labour and material costs vary across the UK, so for Ossett we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Ossett: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
What is included
- Roof with glazing along the side return
- Full internal finish or kitchen-ready shell
- Householder planning application
- Structural design for the corner and openings
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.
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 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.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Wraparound extension questions answered
Will my neighbours in Ossett 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.
Who do I contract with for a wraparound extension in Ossett?
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 I need building regulations approval in Ossett?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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 Ossett
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.