Poynton, Cheshire
Kitchen-diner rear extension in Poynton
Kitchen-diner rear extension in Poynton: an open-plan kitchen, dining and family room that opens straight onto the garden. We measure the house, show you what the rules allow, price it in writing and build it.
Poynton sits in Cheshire, with postcode districts including SK12. A kitchen-diner is often the reason people in Poynton extend: the back kitchen in stone and brick terraces is rarely big enough for a table.
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 Poynton?
In Poynton, our guide for a kitchen-diner rear extension is £1,790–£2,910 per square metre including VAT for a standard specification. 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 Poynton?
Here is how the rules in England apply to a kitchen-diner rear extension in Poynton.
Under England's householder permitted development rules you can usually add 3 metres at the back of an attached house, or 4 metres on a detached house, without a planning application, as long as the extension stays under 4 metres high and its eaves stay under 3 metres where it 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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Poynton like to extend?
Stone and brick terraces are common around Poynton. 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 Poynton comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Kitchen-diner rear extensions near Poynton
From Poynton, the nearest places we also cover are Bramhall (2.1 miles) and Hazel Grove (2.3 miles).
- Kitchen-diner rear extension in Bramhall
- Kitchen-diner rear extension in Hazel Grove
- Kitchen-diner rear extension in Cheadle Hulme
- Kitchen-diner rear extension in Marple
- Kitchen-diner rear extension in Stockport
Other work in Poynton:
FAQ
Kitchen-diner rear extension questions in Poynton
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.
How much does a kitchen-diner rear extension cost in Poynton?
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.
How big should a kitchen-diner be?
Around 25 to 35 m² for the combined kitchen, dining and seating areas suits most family homes. Your survey shows what fits the house.
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.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Do you handle building control in Poynton?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.