Royton wraparound extensions, designed and built
Royton homeowners can use us for the whole wraparound extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in RoytonFrom £34,000 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsOL1, OL2, OL9
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
When a wraparound extension makes sense
- Families who want kitchen, dining and living in one space
- Semi-detached houses with a side passage
- Terraced houses that want the largest ground floor possible
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.
Covering Royton
Across OL1, OL2, OL9, we can visit, measure and advise. The same team covers Chadderton (2 miles), Oldham (2 miles), Middleton (3 miles), Rochdale (4 miles), all within easy reach.
Just over the Lancashire border, Rawtenstall is about 11 miles away. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Wraparound extension prices in Royton
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 Royton: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
From first visit to completion
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
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
How long does a wraparound extension take to build in Royton?
On site, typically 14 to 20 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Will my neighbours in Royton 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 Royton?
Yes. We cover Royton and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
How much does a wraparound extension cost?
Our guide range is about £1,900 to £3,520 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £54,500 to £69,000 in Royton 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 Royton
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.