Wraparound Extension Drawings in Golders Green NW11
Fixed-fee, MCIAT-chartered wraparound extension drawings for Golders Green (NW11) homeowners — London Borough of Barnet validation and local constraints handled from the start.
Golders Green (NW11) contains two very different designations. The Golders Green conservation area covers the Edwardian and interwar core around Golders Green Road and Hoop Lane. To the north-east lies Hampstead Garden Suburb — a planned Arts and Crafts estate that is one of the most tightly controlled residential environments in London, and Barnet has an Article 4 direction covering it.
That Article 4 direction is the single most important fact for anyone building in the Suburb: it removes permitted development rights across the conservation area, so even modest external work needs a full planning application. Because the Suburb was designed as a complete composition, the controls extend past the buildings to the hedge lines, materials and rooflines that make up the original scheme — a level of detail most London conservation areas do not reach. Barnet's separate HMO Article 4 direction removes the permitted change to small houses in multiple occupation across the district. We establish whether an NW11 address is inside the Suburb boundary before drawing to Barnet's guidance, because the answer changes the entire route to consent.
Planning in Golders Green (NW11): what to know before you apply
NW11 spans two conservation areas with very different regimes. Hampstead Garden Suburb is covered by a Barnet Article 4 direction removing permitted development rights across the Suburb, so even modest external alterations need a full planning application, and because the Suburb is a planned Arts and Crafts composition the controls extend to hedge lines, materials and rooflines as part of the original design. The Golders Green conservation area controls the Edwardian and interwar core around Golders Green Road. Barnet's HMO Article 4 direction also removes the permitted change to small houses in multiple occupation across the district.
Typical Golders Green housing stock
Edwardian and interwar semi-detached and detached houses around Golders Green Road and Hoop Lane, and the planned Arts and Crafts housing of Hampstead Garden Suburb toward Temple Fortune.
Streets we regularly draw for in Golders Green
Golders Green Road · Finchley Road · Hoop Lane · Temple Fortune Lane
What NW11 is actually built of
Measured from 428 classified residential buildings in NW11, not from a description of the area.
Golders Green NW11 housing mix
Residential building form across the NW11 postcode district, from 428 classified buildings.
| Attached on more than one side | 21% |
|---|---|
| Attached on one side | 61% |
| Detached | 18% |
| Median building footprint | 95 m² |
| Addresses per buildingAbove about 2 means flats and maisonettes dominate | 1.51 |
| Buildings classified | 428 |
Source: Ordnance Survey National Geographic Database (derived statistics). Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Extracted 2026-08-17.
Wraparound Extension Drawings for Golders Green (NW11) homes: the package and the process
A wraparound is assessed as one addition, so the drawings have to present it as one: a single proposed footprint with the rear depth and the side width both dimensioned, the roof drawn as it turns the corner, and the remaining garden shown on the site plan.
The corner is where the technical work sits. Two roof planes and two structural spans meet at the return, drainage has to get round it, and the internal opening is usually wide enough to need a designed frame rather than a single beam. We resolve that junction on the drawings before it becomes a question on site.
A wraparound needs both a rear garden and a side alley, which in practice means a terrace or end-of-terrace with an outrigger. Where only one of the two exists, the honest answer is a rear extension or a side return — the combined footprint has nowhere to turn the corner.
What makes a wraparound extension different from a rear or side return alone?
A rear extension adds depth at the back of the house; a side return adds width down the alley; a wraparound does both at once, so the new floor area turns the corner of the original building rather than sitting against just one wall. The result is typically the largest open-plan space a single-storey extension can deliver, but it also means more of the original external wall is removed and more of the roof is new, which raises the structural and drainage stakes compared with either extension on its own. Homeowners who start out planning a rear extension or a side return alone often move to a wraparound once they see how little extra it costs to combine the two, since much of the groundwork, roof structure and glazing is shared between them rather than duplicated.
Do wraparound extensions need full planning permission in London?
Almost always, yes. Permitted development allowances are calculated on combined additions to the original house, and a wraparound's depth plus width together generally exceed the volume and footprint limits that apply to a rear extension or side extension considered separately. A Lawful Development Certificate route is rarely viable for a genuine wraparound.
Conservation area status and Article 4 directions, common across the terraced streets where wraparound extensions are most popular, remove permitted development rights further still, so we design every wraparound on the assumption it will go through full householder planning.
Structural design for a wraparound extension
Because the new space turns a corner, the structural frame has to work as one continuous system rather than two independent extensions bolted together.
- A continuous steel or ring-beam frame carrying the roof around the internal corner where the rear and side elements meet
- A glazed roof lantern or rooflight strip often placed at the corner junction, where natural light reaches deepest into the combined plan
- Foundations for both the rear and side elements designed together, so they tie into the existing house consistently
- Bi-fold or sliding doors across the rear elevation, coordinated with the side glazing so the two elements read as one space
| Route | What it covers | Typical fee |
|---|---|---|
| Full planning permission | Required for almost all wraparound extensions given the combined footprint | Full Planning pack ~£1,600–£2,400 |
| Planning + Building Regulations (structural) | Combined pack including structural calculations for the L-shaped frame and drainage diversion | Planning + Building Regs pack ~£2,200–£3,850 |
| Rear extension alone (comparison) | Smaller single-storey addition, may qualify for permitted development | see Rear Extension Drawings, from £1,100 |
| Side return alone (comparison) | Widens the kitchen only, keeps garden depth unchanged | see Side Return Extension Drawings, from £1,400 |
Wraparound Extension Drawings in Golders Green NW11 — FAQs
How much does a wraparound extension cost to design in London?+
Does a wraparound extension always need planning permission?+
Do I need an architect for a wraparound extension?+
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Do I need planning permission for a loft or extension in Barnet?+
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Is a hip-to-gable loft conversion allowed on my Barnet semi?+
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