Side Return Wraparound Or Two Storey In Richmond, Extend Or Rebuild With TNK Construction Ltd
- Tim Gjana
- Feb 5
- 6 min read
If you are trying to decide whether to extend or rebuild in Richmond, you are not alone. Design aware homeowners in Victorian and Edwardian terraces often reach the same pinch point, a narrow kitchen, compromised storage, and a layout that fights family life. In 2026, the best decisions are the ones made early, using real constraints, not assumptions.
TNK Construction Ltd is led by Tim Gjana, director of TNK Construction, a North East London based construction company, with more than 17 years delivering home improvements and new builds across London, supported by a team of CITB accredited builders and joiners.
Big extension or starting again in Richmond, what matters in 2026
Richmond projects tend to amplify three things, neighbour interfaces, access limitations, and expectations on design quality. That is why the biggest cost shocks usually come from choosing a direction before feasibility, approvals, and technical constraints are tested properly.
At TNK, we see the decision as a value protection exercise. Extend or rebuild Richmond is not a debate you win with opinions, it is a choice you confirm with checks on structure, permissions, logistics, and long term comfort.
As Tim Gjana, director of TNK Construction, a North East London based construction company, puts it:
“A confident project starts with clarity. When homeowners compare options like for like, the right route becomes obvious, and the build becomes calmer.”
TNK Construction Richmond, a framework designed to reduce surprises
TNK Construction Ltd has been delivering domestic and commercial construction across London for 17 years. Founded by Tim Gjana, with over 20 years in construction and experience across 150 plus projects, the business is built around trust, craft, and structured delivery. TNK’s team includes CITB accredited builders and joiners, with a strong focus on predictable programme, tidy sites, and high quality finishes.
Stage 1, Initial Assessment, where the big decision gets clearer
In Richmond, an extension can look straightforward until you measure side access, check drainage, or discover pinch points with scaffolding, skips, and material storage. TNK’s initial assessment focuses on the items that most often cause redesign or budget pressure later.
Key checks include:
Side and rear access widths, scaffold lines, and realistic site set up
Drainage runs, manholes, and utility routes before groundworks begin
Structure and proportions, so the extension solves flow, not just adds area
House condition, to confirm whether retention is good value or false economy
A planning consultant we work with regularly summarises it well, “In boroughs like Richmond, success is usually about process. The more a scheme respects context and neighbour impact from day one, the smoother the route through planning and conditions.”
Stage 2, Construction, designed around sequence and control
TNK plans to reach weather tight quickly, because that reduces programme risk and helps families cope with disruption. Quality control is built into the programme through staged checks, documented sign offs, and proactive coordination of first fix services before finishes begin.
Stage 3, Post construction, where handover is treated as a system
TNK’s handover includes documentation, certificates, and a structured snagging approach, plus follow up support for any minor adjustments after you move back into full use of the home.
Comparing your options, wraparound, two storey, or knock down rebuild
Option 1, Side return wraparound extension Richmond
A wraparound extension Richmond scheme is often the best move when your dream is a light filled kitchen dining space with better garden connection, and practical upgrades like a pantry, utility, and WC.
The value drivers are usually structural opening strategy, glazing choices, and how cleanly the new space connects to the rest of the house. Pressure points include boundary relationships, neighbour impact, and the craftsmanship required to stitch new into old without future cracking or drafts.
This route also brings key compliance questions, including planning permission Richmond extension requirements, whether any elements fall under permitted development Richmond extension rules, and the risk of delays if party wall matters are ignored early.
Option 2, Two storey extension Richmond
A two storey extension Richmond approach tends to win when upstairs space is the main driver, for example an extra bedroom, a larger bathroom, or a clearer family landing and storage arrangement.
It delivers best value when it improves both floors. If the ground floor remains compromised, homeowners can spend heavily and still feel the daily frustration of awkward circulation. Common pressure points include massing, overlooking, foundation proximity to neighbours, and ensuring the design does not undermine the period charm that supports resale value.
Option 3, Knock down rebuild Richmond
A knock down rebuild Richmond project can make sense when the existing layout forces costly compromises, or the structure and services are in poor condition and would require significant remedial work anyway.
Rebuild can simplify sequencing compared to complex structural surgery, but it increases the number of early decisions you must lock down, from specification to energy performance targets. It also heightens the importance of neighbour management and scope control, because late changes cost more when everything is new.
Proof in delivery, examples from TNK projects
If you want reassurance that a contractor can handle complexity, look at outcomes, programme control, and finish standards.
TNK’s 6 flats completed project in Richmond demonstrates management at scale and coordination under real site constraints. Explore the project spotlight and drone footage here.
For period property sensitivity and speed, TNK’s Victorian refurbishment in Islington completed ahead of schedule is a strong reference point. The project restored sunken floors, integrated cast iron radiators, delivered bespoke joinery, and added a top floor bathroom while protecting character. Read the case study and watch the director walkthrough and testimonial here.
TNK’s broader track record also spans sophisticated extensions in Hampstead and new builds in Croydon and Wimbledon, reflecting consistent delivery across different property types and constraints.
Discover more about our construction process.
Keeping the project on budget and on programme
Cost certainty improves when you compare options like for like. TNK uses itemised scopes and allowances so a rear and side extension Richmond scheme can be assessed fairly against a two storey solution or rebuild. Variations are priced and approved before work proceeds, and long lead items like glazing and kitchens are brought forward to reduce delay risk.
Neighbour management is also a budget control tool. If a party wall notice Richmond is likely, it must be flagged early and built into the programme, alongside surveyor timelines and site logistics planning.
Explore TNK and plan your next step
If you are weighing a side return extension, rear and side extension, two storey extension, or knock down rebuild, start with feasibility checks before committing. TNK can guide you through planning route, disruption planning, and realistic sequencing so the build feels controlled.
FAQ:
Do I need planning permission for a Richmond extension in 2026?
It depends on the house type, existing alterations, and the size and form of what you propose. Many schemes require full planning, and some elements may fall under permitted development, but it must be tested properly against constraints and any local sensitivities.
What qualifies as permitted development for a Richmond extension?
Permitted development depends on specific limits and conditions, and it can be affected by prior works or restrictions. TNK’s initial assessment is designed to confirm what is realistic before design time is wasted.
When do I need a party wall notice in Richmond?
If work affects a shared wall, boundary, or involves excavations close to a neighbour, party wall procedures may apply. Flagging triggers early helps prevent programme delays and neighbour stress.
Is a wraparound extension better than a two storey extension?
A wraparound often wins when the goal is a premium kitchen living zone and better flow. A two storey often wins when upstairs rooms are the main driver. The right answer depends on what will improve daily life and resale, not just square metres.
How can I compare extend versus rebuild costs fairly?
Compare like for like using an itemised scope, clear allowances, and realistic contingencies for drainage, structure, and finishes. A structured proposal and programme highlights the true cost drivers early.
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