Osterley, Greater London
Kitchen-diner rear extension in Osterley
Kitchen-diner rear extension in Osterley: 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.
We cover Osterley (TW3, TW5 and TW7) as part of our Greater London work. For Osterley 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 Osterley?
For Osterley we work from the London rate: £2,470–£4,030 per square metre of new floor, including VAT, standard specification. London prices sit at the top of our range because of labour rates, access through the house, parking suspensions and skip licences.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £29,500–£48,500 |
| 4 m wide × 5 m deep (20 m²) | £49,500–£80,500 |
| 4 m wide × 6 m deep (24 m²) | £59,500–£96,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a kitchen-diner rear extension in Osterley?
Planning for a kitchen-diner rear extension in Osterley 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.
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 Osterley like to extend?
Osterley is mostly 1930s semis, short terraces and post-war houses, so full-width single-storey and two-storey rear extensions are realistic on many plots. Some later estates had permitted development rights removed by condition, so we check the planning history first.
How a kitchen-diner rear extension in Osterley 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.
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 Osterley
From Osterley, the nearest places we also cover are Isleworth (0.6 miles) and Hounslow (0.9 miles).
- Kitchen-diner rear extension in Isleworth
- Kitchen-diner rear extension in Hounslow
- Kitchen-diner rear extension in Heston
- Kitchen-diner rear extension in Brentford
- Kitchen-diner rear extension in Southall
Other work in Osterley:
FAQ
Kitchen-diner rear extension questions in Osterley
Do I need planning permission for a rear extension in Osterley?
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.
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.
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.
How long does a rear extension take to build in Osterley?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What postcode areas do you cover around Osterley?
Including TW3, TW5 and TW7, and the surrounding Greater London area.
Can you match the brick or stone on my Osterley house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.