Lymm, Cheshire
Kitchen-diner rear extension in Lymm
Thinking about a kitchen-diner rear extension in Lymm? An open-plan kitchen, dining and family room that opens straight onto the garden. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Lymm sits in Cheshire, with postcode districts including WA13. For Lymm kitchens we plan the extraction route and the island drainage before the slab is poured, so nothing has to be chased in later.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a kitchen-diner rear extension cost in Lymm?
Guide prices for a kitchen-diner rear extension in Lymm start from our North West England rate of £1,790–£2,910 per square metre, including VAT. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,500–£35,000 |
| 4 m wide × 5 m deep (20 m²) | £35,500–£58,500 |
| 4 m wide × 6 m deep (24 m²) | £43,000–£70,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a kitchen-diner rear extension in Lymm?
Planning for a kitchen-diner rear extension in Lymm follows the English householder rules.
In England a single-storey rear extension can often be built under permitted development: up to 3 metres beyond the original rear wall of an attached house, or 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres if any part is within 2 metres of a boundary.
England also has the larger home extension route: a single-storey rear extension of up to 6 metres on an attached house or 8 metres on a detached house, after prior approval from the council. The council notifies your neighbours and has 42 days to decide; the fee is £249 (£310 for applications made from 8 December 2026). The route is not available on designated land such as conservation areas.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Lymm like to extend?
Stone and brick terraces are common around Lymm. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a kitchen-diner rear extension in Lymm comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Kitchen-diner rear extensions near Lymm
Neighbouring places we cover include Warrington (4.3 miles) and Irlam (4.8 miles).
- Kitchen-diner rear extension in Warrington
- Kitchen-diner rear extension in Irlam
- Kitchen-diner rear extension in Altrincham
- Kitchen-diner rear extension in Hale
- Kitchen-diner rear extension in Timperley
Other work in Lymm:
FAQ
Kitchen-diner rear extension questions in Lymm
How long does a rear extension take to build in Lymm?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
How much does a kitchen-diner rear extension cost in Lymm?
As a guide, £1,790–£2,910 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,500–£35,000 at that rate. Your written price follows the survey.
Can I add a utility room?
Often. A narrow utility or boot room along one side keeps the washing machine out of the open-plan space.
What postcode areas do you cover around Lymm?
Including WA13, and the surrounding Cheshire area.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.