Two-storey wraparound extensions in Horley

Horley: the key facts for this kind of project.

Postcode districts: RH6
County / area: Surrey, England
Price region: South East England
Guide price: £132,500–£181,500 (£2,360–£3,250 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Crawley (4.4 miles), Redhill (4.6 miles), Reigate (4.8 miles)
Distance to Woking: about 20 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.

We cover Horley (RH6) and the places around it, including Crawley (4.4 miles), Redhill (4.6 miles) and Reigate.

What it costs in Horley

Most of the cost of a two-storey wraparound extension is set by its size and specification. For Horley and the rest of South East England, our guide is £2,360–£3,250 per m² including VAT, so about £132,500–£181,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£2,180–£2,990 per m²	£122,000–£167,000
Standard	£2,360–£3,250 per m²	£132,500–£181,500
Premium	£2,840–£3,890 per m²	£159,000–£218,000

Planning and building regulations in Horley

In England, a two-storey wraparound extension needs householder planning permission, because any extension beyond a side wall must be single storey to be permitted development. The application costs £548 (or £575 for applications made from 8 December 2026). Councils weigh the side part against the street scene and the rear part against neighbours' light and outlook, and should decide within 8 weeks of validation.

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

Design points for Horley homes

Daylight to the middle

A deep L-shaped plan can leave the middle of the ground floor dark, because the old rear rooms are now enclosed. We use wide rear openings, a well-placed stair and, where part of the extension is single storey, roof lights, while keeping total glazing within the Part L allowance.

Phasing the build

A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.

How we'd run your project

Visit and first ideas
One of our team visits your house in Horley, checks the walls, roof and drains, and sketches out options with you.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Questions about two-storey wraparound extensions in Horley

Which postcodes do you cover around Horley?

We cover Horley (RH6) and nearby places including Crawley, Redhill and Reigate, plus the rest of Surrey. The first site visit is free.

How long does a two-storey wraparound extension take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

How much does a two-storey wraparound extension cost in Horley?

Our guide for South East England, which covers Horley, is £2,360–£3,250 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £132,500–£181,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Is a wraparound extension better than separate side and rear extensions?

Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.

How much floor space does a wraparound extension add?

It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.

Nearby

Nearby towns we cover for two-storey wraparound extensions:

Other extensions in Horley

All two-storey extension services in Horley · Two-storey wraparound extensions across Surrey

Want a figure first? Try our guide price tool, then book a free visit to firm it up.