Thorpedale Road is a 28 sqm wraparound ground floor extension on a Victorian terrace in Finsbury Park, N4. It took 14 weeks to build and cost £90,000 plus VAT. The brief was to open up a cramped ground floor into one bright kitchen, dining and living space, with a full refurbishment of the two front reception rooms. Below is the full project: the brief, the design, the floorplan, the cost and timeline, and the finished rooms.
Floorplans, before and after shots and the complete photo set in one document.
Download the Thorpedale Road case study (PDF)
The project at a glance
| Location | Finsbury Park, N4 |
| Property | Victorian terrace |
| Extension type | Wraparound ground floor extension |
| Size added | 28 sqm |
| Build time | 14 weeks |
| Cost | £90,000 + VAT |
The starting point
Thorpedale Road is a Victorian terrace in Finsbury Park, N4. Like most houses of this type, it had a modest rear garden and a ground floor that no longer worked for a growing family: a galley-style kitchen that was awkward to cook and eat in, and living space that felt cut off from the back of the house.
What we built
The design wraps around both the side and rear of the property, adding 28 sqm and creating one open-plan kitchen and dining space that runs the width of the house. Four architectural rooflights, each 1.5 metres long, run along the side return and flood the room with daylight, while full-width Crittall-style doors open the kitchen straight onto the landscaped garden. We also refurbished the two front reception rooms and added a Crittall screen between them, so the new open-plan space at the back reads as part of one coherent home rather than a bolt-on extension.
The floorplan
The extension holds the kitchen along one side, with a large island and a dining area lit by the run of rooflights. Off the hallway, the original front reception rooms remain as living and dining space, now linked by a Crittall screen rather than a solid wall, with a WC and utility room tucked beside the kitchen.
View the ground floor plan in the case study PDF
The design features that make it work
Four architectural rooflights. Rather than one large lantern, four separate rooflights along the side return spread daylight evenly down the length of the kitchen, so no single spot goes dark as the sun moves.
Ash wood flooring. A light, hard-wearing ash floor runs through the extension, giving the room a Scandinavian-influenced feel that also stands up to daily family use.
Kitchen island. The island gives extra worktop space and a light-coloured finish that draws the eye down the room towards the garden doors, rather than stopping short at the middle of the kitchen.
Crittall-style doors. Full-width steel-framed doors give a timeless, slightly industrial edge that suits a Victorian house without trying to copy its period details.
Built-in bench seat. A custom bench by the dining table doubles as hidden storage, useful in a kitchen that also has to work as everyday family space.
Planning and party wall
A wraparound extension of this size on a Victorian terrace can sometimes be built under permitted development, but wrapping around both the side and rear at once often pushes a project past the limits that apply automatically, particularly on corner or semi-detached plots where side space is more visible from the street. To check where your own project might sit, our planning checker is a quick first step.
The house shares a wall with a neighbour, so the build also came under the Party Wall Act, which meant serving notice and agreeing terms with the adjoining owner before work started. We explain the process on our party wall page.
What it cost and how long it took
The build came in at £90,000 plus VAT over 14 weeks, for 28 sqm of new kitchen and dining space plus a full refurbishment of the front reception rooms. Costs vary with size, specification and the state of the existing house, so treat this as one real data point. For how wraparound extension costs break down in more detail, see our extension cost guide, or read more on our wraparound extension page.
What the owners say
“It’s the second time we’ve used Build Team’s straightforward design phase. David, our architectural designer, was helpful and knowledgeable. He responded quickly to requests for changes and refinements of the plans. Ben’s building team were great: courteous, tidy and thorough. Excellent quality of workmanship. We are delighted with our new kitchen extension.”
— Angus and Emily G, N4
Wraparound extensions in Finsbury Park: common questions
Do you need planning permission for a wraparound extension?
Sometimes a wraparound extension falls under permitted development, but combining side and rear in one project often exceeds the automatic limits, especially where the side element is visible from the street.
How much does a wraparound extension cost in London?
It depends on size and specification. Thorpedale Road was £90,000 plus VAT for 28 sqm.
How long does a wraparound extension take?
This one took 14 weeks on site. Timelines shift with size, ground conditions and specification.
Thinking about a wraparound extension?
Build Team is a London design and build specialist, trusted by more than 1,750 London homeowners. We design and build wraparound extensions like Thorpedale Road, with a clear, fixed price agreed before work begins. Book a free consultation to talk through your home and your budget.
Or call 020 7495 6561 · email hello@buildteam.com
