Two-storey wraparound extensions in Telford

Telford: the key facts for this kind of project.

Postcode districts: TF2, TF3, TF4, TF7, TF8 and TF12
County / area: Shropshire, England
Price region: West Midlands
Guide price: £120,500–£165,000 (£2,150–£2,950 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Hadley (2.2 miles), Wellington (3.3 miles), Ryton (5.9 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 postcode districts TF2, TF3, TF4, TF7, TF8 and TF12 in and around Telford, along with neighbouring Hadley, Wellington and Ryton.

What it costs in Telford

Most of the cost of a two-storey wraparound extension is set by its size and specification. For Telford and the rest of the West Midlands, our guide is £2,150–£2,950 per m² including VAT, so about £120,500–£165,000 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Design fees, structural calculations and approval fees are separate and listed 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	£1,980–£2,710 per m²	£111,000–£152,000
Standard	£2,150–£2,950 per m²	£120,500–£165,000
Premium	£2,580–£3,540 per m²	£144,500–£198,000

Planning and building regulations in Telford

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 Telford homes

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.

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.

How we'd run your project

Start at your house
We come to your home in Telford, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Telford.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey wraparound extensions in Telford

Which postcodes do you cover around Telford?

We cover Telford (TF2, TF3, TF4, TF7, TF8 and TF12) and nearby places including Hadley, Wellington and Ryton, plus the rest of Shropshire. The first site visit is free.

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

Our guide for the West Midlands, which covers Telford, is £2,150–£2,950 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 £120,500–£165,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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.

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.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

Nearby

Nearby towns we cover for two-storey wraparound extensions:

Other extensions in Telford

All two-storey extension services in Telford · Two-storey wraparound extensions across Shropshire

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.