Bodmin, Cornwall
Kitchen-diner rear extension in Bodmin
Kitchen-diner rear extension in Bodmin: 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.
Bodmin and its postcode districts PL31 are part of our Cornwall coverage. We usually keep the working kitchen where the old one was and put the dining table in the new space by the doors, which suits most Bodmin homes.
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 Bodmin?
A kitchen-diner rear extension in Bodmin is priced at £1,980–£3,220 per square metre including VAT as a guide, before kitchen fit-out and fees. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £23,500–£38,500 |
| 4 m wide × 5 m deep (20 m²) | £39,500–£64,500 |
| 4 m wide × 6 m deep (24 m²) | £47,500–£77,500 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a kitchen-diner rear extension in Bodmin?
Here is how the rules in England apply to a kitchen-diner rear extension in Bodmin.
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. 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 Bodmin like to extend?
Stone-built and rendered houses are common around Bodmin, so matching the walling is a design decision in its own right: natural stone, reconstituted stone or a render finish across old and new.
How a kitchen-diner rear extension in Bodmin 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Bodmin
We also build kitchen-diner rear extensions in nearby St Austell (9.2 miles) and Newquay (15.8 miles).
- Kitchen-diner rear extension in St Austell
- Kitchen-diner rear extension in Newquay
- Kitchen-diner rear extension in Truro
- Kitchen-diner rear extension in Saltash
- Kitchen-diner rear extension in Tavistock
Other work in Bodmin:
FAQ
Kitchen-diner rear extension questions in Bodmin
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.
How long does a rear extension take to build in Bodmin?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
Is the site visit in Bodmin free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need planning permission for a rear extension in Bodmin?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.