Two-storey wraparound extensions in West Wickham
Homes in West Wickham with a bit of space to the side or rear can often take a two-storey wraparound extension. We'll tell you honestly whether yours can, and what approvals it needs.
Quick reference for homeowners in West Wickham.
- Postcode districts
- BR4
- County / area
- Greater London, England
- Price region
- London
- Guide price
- £144,500–£198,000 (£2,580–£3,540 per m²)
- Approval route
- Planning permission is needed: the side part takes it outside permitted development in England.
- Nearest towns
- Shirley (Greater London) (1.6 miles), Shortlands (2.4 miles), Beckenham (2.9 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 West Wickham (BR4) and the places around it, including Shirley (Greater London) (1.6 miles), Shortlands (2.4 miles) and Beckenham.
What it costs in West Wickham
Our guide for London is £2,580–£3,540 per m² including VAT. On a project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), that puts a two-storey wraparound extension in West Wickham at roughly £144,500–£198,000. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| 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 | £2,370–£3,260 per m² | £133,000–£182,500 |
| Standard | £2,580–£3,540 per m² | £144,500–£198,000 |
| Premium | £3,100–£4,250 per m² | £173,500–£238,000 |
Planning and building regulations in West Wickham
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 West Wickham 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
Look at the house
We start in West Wickham with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
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.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about two-storey wraparound extensions in West Wickham
Who handles building regulations for a project in West Wickham?
We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
How much does a two-storey wraparound extension cost in West Wickham?
Our guide for London, which covers West Wickham, is £2,580–£3,540 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 £144,500–£198,000. 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.
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.
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
The same service in neighbouring towns:
Other extensions in West Wickham
- Rear
- Side
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in West Wickham · Two-storey wraparound extensions across Greater London
Book a free site visit in West Wickham and we'll tell you what's possible, what approvals you need and what the design stage would cost.