Two-storey wraparound extensions in Old Trafford

Before you start in Old Trafford, here's what applies.

Postcode districts: M16 and M21
County / area: Greater Manchester, England
Price region: North West England
Guide price: £114,500–£157,000 (£2,040–£2,800 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Stretford (1.3 miles), Salford (2.1 miles), Manchester City Centre (2.4 miles)
Distance to Manchester: about 2.6 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above. In England it needs planning permission, because the side part is more than one storey.

We cover Old Trafford (M16 and M21) and the places around it, including Stretford (1.3 miles), Salford (2.1 miles) and Manchester City Centre.

What it costs in Old Trafford

Using our North West England rates, a two-storey wraparound extension 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 £114,500–£157,000, including VAT. Bigger or more glazed designs cost more per m². We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

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	£1,880–£2,580 per m²	£105,000–£144,500
Standard	£2,040–£2,800 per m²	£114,500–£157,000
Premium	£2,450–£3,360 per m²	£137,500–£188,500

Planning and building regulations in Old Trafford

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 Old Trafford homes

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

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.

How we'd run your project

Understand the brief
At your home in Old Trafford we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Old Trafford.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.

Questions about two-storey wraparound extensions in Old Trafford

Which postcodes do you cover around Old Trafford?

We cover Old Trafford (M16 and M21) and nearby places including Stretford, Salford and Manchester City Centre, plus the rest of Greater Manchester. The first site visit is free.

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

Our guide for North West England, which covers Old Trafford, is £2,040–£2,800 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 £114,500–£157,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Do I need planning permission for a two-storey wraparound extension in Old Trafford?

Old Trafford is in England, so England planning rules apply. Planning permission is needed: the side part takes it outside permitted development in England. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Can I stay at home during a wraparound extension?

Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.

Can a wraparound extension be part single, part two-storey?

Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.

Nearby

The same service in neighbouring towns:

Other extensions in Old Trafford

All two-storey extension services in Old Trafford · Two-storey wraparound extensions across Greater Manchester

The quickest next step is a visit. We'll look at your house in Old Trafford and give you an honest view of the options.