Wraparound extension drawings in Sutton SM1
A wraparound extension in Sutton SM1 needs a set of drawings that shows the side and rear additions as one building, and our fixed fee for those planning drawings is £1,095, with no VAT to add and the structural calculations priced separately. Most wraparounds go beyond what permitted development allows, so the drawings usually go to Sutton Council as a householder planning application.
Fixed fee from £895 drawings + £200 survey (£1,095 total) · all prices
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What a wraparound set covers in SM1
A wraparound joins a side infill to a rear extension so the new ground floor turns the corner of the house. Sutton Council reads that as a single proposal, so the plans, elevations and sections have to show both arms together and how they meet the original walls.
Our fixed fee starts at £1,095 with no VAT to add for wraparound extension planning drawings. It comes from our published price list, and the council's own application fee is a separate charge paid to Sutton.
Can a wraparound be built under permitted development?
Sometimes the rear part can, but the combined shape rarely stays inside the rules. The General Permitted Development Order lets a single-storey rear extension reach 3 metres beyond the original rear wall on a house that is not detached.
The side part is where wraparounds usually fail. Anything extending beyond a side wall of the original house must not be wider than half the width of that house. A full-width side infill joined to a rear extension normally breaks that limit, and then the whole scheme needs planning permission.
Flats, and houses where permitted development rights have been removed by an Article 4 direction or a past condition, have no householder rights to start from. Check that before choosing a route.
Planning Inspectorate casework shows 139 householder appeals in Sutton decided between 2021 and 2026, and 41% of them were allowed.
The larger home extension route
A deeper single-storey rear extension can go through the prior approval route for larger home extensions, which is a notification rather than a full application. Sutton decided 98 of these applications, granted and refused together, across the eight quarters from 2024 Q3 to 2026 Q2.
That route covers the rear projection only. A wraparound's side element sits outside it, so for most SM1 schemes it is a way to understand the rear limits rather than a way to avoid an application.
How Sutton has decided householder applications
Over the four quarters from 2025 Q3 to 2026 Q2, Sutton decided 601 householder applications, prior approvals included. It granted 92% of them, based on our analysis of the government's planning application statistics.
Of the householder decisions that are not prior approvals, 95% were decided within 8 weeks. Those figures describe the council's record, not the outcome of any one application, and a wraparound is a larger proposal than most householder cases.
What the appeals record tells you
Planning Inspectorate casework shows 139 householder appeals in Sutton decided between 2021 and 2026, and 41% of them were allowed. In other words, a refusal here has been overturned in a meaningful share of cases, but most refused schemes stayed refused.
For a wraparound, the usual causes of refusal are bulk against neighbours, loss of garden and a poor fit with the street. We draw the side and rear massing clearly so the officer can judge those points from the drawings.
Conservation areas around SM1
Sutton has 15 live conservation areas in the national dataset. Inside one, the permitted development rights for side extensions are tighter and the design is judged against the area's character, so we check the address against the constraint maps at the start.
If your house sits in a conservation area or under an Article 4 direction, say so when you enquire. It changes the drawings we prepare and the way the application is argued.
What the council charges and what we send
Sutton's fee for a householder application to enlarge, improve or alter a single dwellinghouse is £548 from 1 April 2026. We show it separately from our fee, and the payment goes to the council.
Our set has existing and proposed plans, elevations and sections for the wraparound, and shows how the new openings in the original walls are carried, using the beam sizes from the structural engineer's calculations.
Sources
Every figure on this page, where it comes from and a link to the original.
| Figure | Source | Link |
|---|---|---|
| £1,095 | DrawingsDirect starting fixed fee for wraparound extension planning drawings, with no VAT to add and structural calculations a separate fee, from the published price list | drawingsdirect.co.uk |
| half the width | GPDO 2015 Sch 2 Pt 1 Class A.1(j)(iii): an extension beyond a side elevation wall must not have a width greater than half the width of the original house (source wording: "have a width greater than half the width of the original dwellinghouse") | www.legislation.gov.uk |
| 3 metres | GPDO 2015 Sch 2 Pt 1 Class A.1(f)(i): a single-storey rear extension may extend beyond the rear wall of the original house by up to 3 metres, house other than detached (source wording: 3 metres) | www.legislation.gov.uk |
| 601 | Our analysis of MHCLG planning application statistics, table PS2 (district open data table) (released 24 Sep 2026, quarters to 2026 Q2) | www.gov.uk |
| 92% | Our analysis of MHCLG planning application statistics, table PS2 (district open data table) (released 24 Sep 2026, quarters to 2026 Q2) | www.gov.uk |
| 95% | Our analysis of MHCLG planning application statistics, table PS2 (district open data table) (released 24 Sep 2026, quarters to 2026 Q2) | www.gov.uk |
| 139 | Our analysis of Planning Inspectorate Casework Database (released 1 Oct 2026 (Casework Database 2609)) | www.gov.uk |
| 41% | Our analysis of Planning Inspectorate Casework Database (released 1 Oct 2026 (Casework Database 2609)) | www.gov.uk |
| 15 | Our analysis of MHCLG Planning Data Platform conservation-area and article-4-direction datasets (bulk snapshot retrieved 14 Aug 2026) | www.planning.data.gov.uk |
| 98 | Our analysis of MHCLG planning application statistics, table PS1 (district open data table) (released 24 Sep 2026, quarters to 2026 Q2) | www.gov.uk |
| £548 | Fees for planning applications in England from 1 April 2026 (MHCLG, SI 2012/2920 as annually indexed), category 6(1): householder application for the enlargement, improvement or alteration of a single dwellinghouse (source wording: £548) | assets.publishing.service.gov.uk |
Photographs: Christopher Hilton (CC BY-SA 2.0).
