Snaresbrook, Greater London
Kitchen-diner rear extension in Snaresbrook
An open-plan kitchen, dining and family room that opens straight onto the garden. We design, get the approvals for and build kitchen-diner rear extensions in Snaresbrook and the surrounding area, with one contract from the first survey to building control sign-off.
Snaresbrook and its postcode districts E11, E17 and E18 are part of our Greater London coverage. A kitchen-diner is often the reason people in Snaresbrook extend: the back kitchen in Victorian and Edwardian 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 Snaresbrook?
A kitchen-diner rear extension in Snaresbrook is priced at £2,470–£4,030 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
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 Snaresbrook?
Here is how the rules in England apply to a kitchen-diner rear extension in Snaresbrook.
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. 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 Snaresbrook like to extend?
Much of Snaresbrook is Victorian and Edwardian terraced housing with narrow back additions, which suits side returns, wraparounds and 3 metre rear extensions. Many streets are in conservation areas, gardens are short, and almost everything comes through the house or along a rear alley. 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 Snaresbrook homes.
How a kitchen-diner rear extension in Snaresbrook 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.
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.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Kitchen-diner rear extensions near Snaresbrook
Neighbouring places we cover include Wanstead (0.6 miles) and Leytonstone (1.2 miles).
- Kitchen-diner rear extension in Wanstead
- Kitchen-diner rear extension in Leytonstone
- Kitchen-diner rear extension in Woodford Green
- Kitchen-diner rear extension in Walthamstow
- Kitchen-diner rear extension in Highams Park
Other work in Snaresbrook:
FAQ
Kitchen-diner rear extension questions in Snaresbrook
How much does a kitchen-diner rear extension cost in Snaresbrook?
As a guide, £2,470–£4,030 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £29,500–£48,500 at that rate. Your written price follows the survey.
Do you handle building control in Snaresbrook?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
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.
Can you match the brick or stone on my Snaresbrook house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How long does a rear extension take to build in Snaresbrook?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.