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Barking and Dagenham, London

Wraparound extension drawings in Barking and Dagenham

A wraparound joins a rear extension to a side return, and the council in Barking and Dagenham granted 66.5 per cent of its householder applications in the latest figures, so the scheme needs drawing with care. We prepare wraparound extension drawings here from £1,195 including VAT, with the Becontree design code and the borough's Article 4 directions checked first.

From £1,195 (VAT included)

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  • Fixed fees, VAT included

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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on wraparound extension drawings

    Nine steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    8. Building regulations

      Technical drawings are coordinated with the structural engineer's calculations, the drainage and the planning conditions.

    9. Approval and hand-over

      Building control approval, then a next-steps pack covering the commencement notice, party wall timing and CIL.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Brick house being extended, with a wide new opening supported over the ground floor

    Which documents govern a wraparound here

    Two council documents apply. The first is the Residential Extensions and Alterations SPD, which covers household extensions across the borough. The second is the Becontree Estate SPD and Design Code, which guides the historic Becontree estate. Both sit under the Barking and Dagenham 2037 Local Plan.

    We found no numeric depth limit for wraparounds in the council's published guidance, so we do not quote one. For a house on the estate, the Becontree design code is read alongside the extensions guide, so we check which one your address falls under. A corner-turning extension that dwarfs a modest house is hard to justify under either document.

    We therefore draw the elevation from the street first, showing how the side element steps back and how the new roof relates to the old one, before we resolve the rear. That order mirrors the order of the officer's questions.

    Finished white-rendered rear house extension with large glazed doors

    Local figures for Barking and Dagenham

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Conservation areas4 named conservation areas published by the council—planning.data.gov.uk
    Article 4 directions3 Article 4 directions published by the council—planning.data.gov.uk
    Listed building entries49 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Householder decisions388 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications granted66.5 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications decided in time100 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Larger home extension prior approvals granted10 decisions2025 Q2 to 2026 Q1 (1 Apr 2025 to 31 Mar 2026)assets.publishing.service.gov.uk
    Larger home extension prior approvals refused36 decisions2025 Q2 to 2026 Q1 (1 Apr 2025 to 31 Mar 2026)assets.publishing.service.gov.uk
    Lawful development certificate applications (PS1)345 certificates2025 Q2 to 2026 Q1 (1 Apr 2025 to 31 Mar 2026)assets.publishing.service.gov.uk
    Households living in a house68.8 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Average price, terraced409,511 GBP2026-07publicdata.landregistry.gov.uk
    Householder: alterations/extensions to a single dwellinghouse, from 1 Apr 2026548 GBP—ribblevalley.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Barking and Dagenham

    Householder applications by street in Barking and Dagenham

    Streets in Barking and Dagenham with the most householder applications, and the share approved
    StreetApplicationsApproved
    Westrow Drive5162%
    Upney Lane3579%
    Beccles Drive3467%
    Lyndhurst Gardens2862%
    Blake Avenue2270%
    Western Avenue2250%
    Salisbury Avenue2174%
    Lichfield Road1956%
    Melford Avenue1975%
    Rugby Road1958%
    East Road1861%
    Fanshawe Crescent1871%
    Marston Avenue1872%
    Sandringham Road1871%
    Woodbridge Road1869%
    Counts of householder applications by street; no individual applications are shown. Streets with fewer than five applications are left out.Source: GLA Planning London Datahub, householder applications, all years held. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right 2026.
    Single-storey rear extension: the permitted development limitsDepth beyond the original rear wall: 3 m (attached) / 4 m (detached) beyond the original rear wall, single storey. Maximum height: 4 m. Within the zone near the boundary: Eaves no higher than 3 m where within 2 m of the curtilage boundary. Larger extension under prior approval: 6 m (attached) / 8 m (detached), single storey, height max 4 m; not on article 2(3) land or an SSSIABCD

    Single-storey rear extension: the permitted development limits

    The house in section with a rear extension; the dashed lines mark the zone near the boundary.

    A · Depth beyond the original rear wall
    3 m (attached) / 4 m (detached) beyond the original rear wall, single storey
    B · Maximum height
    4 m
    C · Within the zone near the boundary
    Eaves no higher than 3 m where within 2 m of the curtilage boundary
    D · Larger extension under prior approval
    6 m (attached) / 8 m (detached), single storey, height max 4 m; not on article 2(3) land or an SSSI

    National limits that apply to both parts

    A wraparound is judged as one building. The national rule says: Limits apply to the total enlargement (new part plus any existing enlargement it joins). The two parts have their own limits: the rear element is 3 m (attached) / 4 m (detached) beyond the original rear wall, single storey, and the side element is Side extension: single storey, max 4 m high, max half the width of the original house.

    Together these usually put a full-width wraparound beyond permitted development, which is why many owners in Barking and Dagenham end up applying for planning permission. The borough also has 4 conservation areas and 3 Article 4 directions, where the position is stricter: On article 2(3) land (conservation areas etc.): no side extensions, no cladding, no rear extension of more than one storey under Class A.

    If you believe a smaller version fits within the limits, a lawful development certificate gives written proof. The council's returns count 345 certificates in the latest twelve months, so officers know the route well.

    The borough's planning record

    In the latest published twelve months the council decided 388 householder applications, granted 66.5 per cent and decided 100 per cent on time. That is a reason for careful drawings, not for alarm.

    Larger rear extensions under neighbour consultation had a harder time: 10 granted and 36 refused. That is a strong signal to submit a full householder application for any wraparound that tests the limits.

    These are borough-wide figures across every type of household job. They describe the past and do not predict your outcome. The council's fee for a householder application is £548, paid to the council.

    Housing, tenure and charges

    68.8 per cent of households live in a house, and 42.4 per cent own their home. A terraced house averaged £409,511 in the latest Land Registry figures, so a wraparound is a considerable investment next to the house's value, and the drawings need to justify it.

    The council's levy has three zones, and the published rates are £109.80/m² (Zone 1: Barking Town Centre, Leftley and Faircross); £39.22/m² (Zone 2: Barking Riverside); £15.69/m² (Zone 3: rest of borough). Schedule rates (2015): £70 / £25 / £10.

    Glazing, party walls and the package

    Two boundaries and a lot of glass make a wraparound hard on energy limits: Windows, roof windows, rooflights and doors in an extension should not exceed 25% of the extension floor area plus the area of openings removed or covered. Our SAP calculations service handles designs that exceed it.

    Both the side and the rear boundary need thought. A new wall up to the line needs: Line-of-junction (new wall) notice at least 1 month before work. Digging near a neighbour's foundations is separate: Adjacent excavation notice at least 1 month before work: within 3 m and deeper than the neighbour's foundations, or within 6 m and cutting a 45° line from their foundations. Our party wall notices service prepares them.

    Wraparound extension drawings in Barking and Dagenham start at £1,195 including VAT. You receive plans, elevations, sections, location plan and block plan, with a second chartered technologist checking every sheet.

    Related pages for Barking and Dagenham

    See architectural drawings in Barking and Dagenham for the borough overview. For a smaller project, look at side return extension drawings in Barking and Dagenham or rear extension drawings in Barking and Dagenham.

    Nearby councils differ: wraparound extension drawings in Redbridge, Havering and Newham. The national rules are on the wraparound extension drawings page.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    Two-storey rear extension under construction on a semi-detached house
    Every side considered
    Flick across the turntable to spin it.

    Other services in Barking and Dagenham

    Wraparound extension drawings nearby

    Questions

    Which guidance applies to a wraparound in Barking and Dagenham?

    The Residential Extensions and Alterations SPD and, in the historic estate, the Becontree Estate SPD and Design Code, under the Barking and Dagenham 2037 Local Plan.

    Will a wraparound need planning permission here?

    Often. The combined side and rear parts rarely stay within the national limit, and the borough has 4 conservation areas.

    How much do wraparound extension drawings cost in Barking and Dagenham?

    From £1,195 including VAT. The council's fee is £548.

    How many householder applications does the council decide?

    388 in the latest published twelve months, with 66.5 per cent granted.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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