Ashton-under-Lyne, Greater Manchester
Kitchen-diner rear extension in Ashton-under-Lyne
We plan and build kitchen-diner rear extensions for homeowners in Ashton-under-Lyne. An open-plan kitchen, dining and family room that opens straight onto the garden. Start with a free site visit, then a written price once the design is agreed.
Ashton-under-Lyne is covered from our Greater Manchester round, including M34, M43, OL6 and OL7. For Ashton-under-Lyne 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 Ashton-under-Lyne?
Guide prices for a kitchen-diner rear extension in Ashton-under-Lyne start from our North West England rate of £1,790–£2,910 per square metre, including VAT. 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 Ashton-under-Lyne?
Planning for a kitchen-diner rear extension in Ashton-under-Lyne follows the English householder rules.
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.
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 Ashton-under-Lyne like to extend?
Stone and brick terraces are common around Ashton-under-Lyne. 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 Ashton-under-Lyne 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.
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.
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 Ashton-under-Lyne
From Ashton-under-Lyne, the nearest places we also cover are Dukinfield (1.1 miles) and Stalybridge (1.7 miles).
- Kitchen-diner rear extension in Dukinfield
- Kitchen-diner rear extension in Stalybridge
- Kitchen-diner rear extension in Droylsden
- Kitchen-diner rear extension in Denton
- Kitchen-diner rear extension in Hollinwood
Other work in Ashton-under-Lyne:
FAQ
Kitchen-diner rear extension questions in Ashton-under-Lyne
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 I need planning permission for a rear extension in Ashton-under-Lyne?
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 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.
Is the site visit in Ashton-under-Lyne free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do you handle building control in Ashton-under-Lyne?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How much does a kitchen-diner rear extension cost in Ashton-under-Lyne?
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.