Billingham, County Durham
Kitchen-diner rear extension in Billingham
Kitchen-diner rear extension in Billingham: 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.
Billingham is covered from our County Durham round, including TS23. A kitchen-diner is often the reason people in Billingham extend: the back kitchen in brick terraces and colliery houses 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 Billingham?
In Billingham, our guide for a kitchen-diner rear extension is £1,710–£2,790 per square metre including VAT for a standard specification. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £20,500–£33,500 |
| 4 m wide × 5 m deep (20 m²) | £34,000–£56,000 |
| 4 m wide × 6 m deep (24 m²) | £41,000–£67,000 |
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 Billingham?
Whether your kitchen-diner rear extension in Billingham needs a planning application depends on its size, your house and any local restrictions.
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.
If 3 or 4 metres is not enough, England's prior approval route allows 6 metres on a terraced or semi-detached house and 8 metres on a detached house for a single-storey rear extension. Neighbours are consulted, the council decides within 42 days, and the fee is £249, rising to £310 from 8 December 2026.
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 Billingham like to extend?
Brick terraces, colliery houses and post-war semis make up much of Billingham. Former mining areas often need a coal mining risk check before foundations are designed.
How a kitchen-diner rear extension in Billingham comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Billingham
Close by, we work in Stockton-on-Tees, about 1.8 miles away, and Middlesbrough, about 2.4 miles away.
- Kitchen-diner rear extension in Stockton-on-Tees
- Kitchen-diner rear extension in Middlesbrough
- Kitchen-diner rear extension in Thornaby-on-Tees
- Kitchen-diner rear extension in Ingleby Barwick
- Kitchen-diner rear extension in Yarm
Other work in Billingham:
FAQ
Kitchen-diner rear extension questions in Billingham
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.
Is the site visit in Billingham free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Can you match the brick or stone on my Billingham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do I need planning permission for a rear extension in Billingham?
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.
How much does a kitchen-diner rear extension cost in Billingham?
As a guide, £1,710–£2,790 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £20,500–£33,500 at that rate. Your written price follows the survey.