A single-storey wrap-around extension is an L-shaped addition that combines a side-return and rear extension to "wrap" around the existing property, potentially creating a large, open-plan kitchen-diner, space for a home office and / or downstairs toilet. By increasing both the existing width and depth it adds significant floor space to the existing dwelling.
Compulsory Package Criteria
Illustrations are used for guidance / examples only and your project specifics may vary. Please refer to our Building Regulations FAQ for further details and information regarding what is included within your package as well as answering any additional questions you may have.
All our Building Regulation packages include the mandatory drawings / services listed below which fulfil most Local Authority’s requirements for “standard” applications in England. However, the Local Authority has the discretion to request additional information which may require the involvement of a third party. All of our information / drawings will be prepared in line with the Building Regulations 2010 (as amended), Approved Documents A-Q, and the requirements of the Local Authority Building Control or Approved Inspector.
Package Includes:
Depending on specific packages the number of drawings may vary but it is important to note all the required information is still included but to ensure drawings are clear, concise and easily understood for all parties we may condense some information’s / drawings.
*Additional Structural Engineer Works - All of our Building Regulations packages include Structural Engineer’s details based on a “standard” requirement for that specific package, these are provided by an experienced third party Civil and Structural Engineer and accompany our drawings as part of the complete package. Depending on your project specifics and scale / complexity of the design additional work/input may be required from the Structural Engineer which is subject to an additional cost which will be agreed with the customer prior to them “Structural Engineer” proceeding with the works.
All building regulations package fees are based on receiving DWG / AutoCAD files for your project which our team can work from. If we have undertaken the planning stage of your project than we will have these on our files. Alternatively, you may have them from another source which we can use, if you don’t have any previous drawings, please contact us to discuss your project further and obtain a quote.
We want to be completely transparent to avoid surprise costs and/or delays during your application so have detailed some potential additional costs which may occur depending on Local Authority’s requirements, location, design and scale of the proposed works. Some examples which may be required by third parties include;
Party Wall Notice and Award – A Party Wall Notice is a formal, written document served by a property owner to their neighbours before starting construction work on or near a shared wall, boundary, or structure. It provides legal notification of planned works, such as building on a boundary, altering a party wall, or excavating nearby, allowing neighbours to consent or dissent.
Depending on your neighbour’s response to the Party Wall Notice a Party Wall Award maybe required. This is a legally binding document that outlines terms for building work on or near a shared wall, boundary, or structure and is required when neighbours do not consent to a party wall notice and is implemented to protect the interests of all parties involved.
More information can be found at https://www.gov.uk/party-walls-building-works. Here at I Plan Architectural Services, we do not provide this service directly as it is best executed by a professional Party Wall Surveyor but we are happy to assist with obtaining quotes and any questions you may have regards it.
Build Over Agreements - Legally binding documents between a property owner and a water authority, required when constructing an extension or new structure within 3 metres of a public sewer or 1 metre of a lateral drain. They ensure the sewer is not damaged, ensure access for maintenance, and prevent the Local Authority from requiring the demolition of new structures if agreements aren’t in place.
There are multiple ways to obtain a build over agreement if required, by you the homeowner applying, by us and our Structural Engineer providing and submitting drawings (subject to an additional cost – please contact us for further information) or by your builder liaising directly with building control and the local water authority.
Area Weighted U-value Calculation - Most commonly required, when the total area of windows, doors, and rooflights in the proposed exceeds 25% of the extension's floor area most commonly in large glazed extensions, sunrooms and orangeries. Here at I Plan Architectural Services we do not provide this service directly as it is best executed by a professional accredited energy assessor but we are happy to assist with obtaining quotes and any questions you may have regards it.
We submit the Building Regulations application through the Planning Portal or Local Authority website and will then liaise with them on your behalf throughout the process, as part of the submission we will nominate you “the customer” to pay the application fee directly. All our packages work on the basis of a full plan’s application being submitted but if you would prefer a building notice application or prefer to use an Approved Inspector than please contact our team.
A Full Plans application is a more formal, in-depth submission of detailed drawings and structural calculations to your local council before building work starts. It ensures your project complies with building regulations, offering a "passed" approval notice that provides security and confidence for homeowners and buildings. Unlike a building notice, the full plans approach requires waiting for an approval, but is generally preferred by builders and for complex projects as it provides assurance that work will pass inspections, reducing the risk of expensive changes and delays during the construction works.
Simple Process
Choose your package, send us your details, and receive your set of professional drawings through our simplified and affordable process.
Select the architectural package that suits your project, with fixed pricing and no hidden costs.
Follow our simple guides to measure your property and send us everything we need to get started.
Get your professional drawings within 10 working days or sooner, with all minor revisions included until you are ready to move forward.
Need Something More Bespoke?
If your project doesn’t quite fit within our standard packages, we’re here to help. Every home and every idea is different, and we can provide a tailored solution based on your specific requirements. Simply send us the details of your project, and our team will review everything and provide a clear, fixed-price quote - ensuring you get exactly what you need with the same simple and transparent process.
