Bramhall, Greater Manchester
Kitchen-diner rear extension in Bramhall
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Bramhall and want to know what a kitchen-diner rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Bramhall and its postcode districts SK3, SK7 and SK8 are part of our Greater Manchester coverage. For Bramhall 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 Bramhall?
Guide prices for a kitchen-diner rear extension in Bramhall 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 Bramhall?
Here is how the rules in England apply to a kitchen-diner rear extension in Bramhall.
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 Bramhall like to extend?
Bramhall has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a kitchen-diner rear extension in Bramhall 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.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Bramhall
We also build kitchen-diner rear extensions in nearby Cheadle Hulme (1.6 miles) and Poynton (2.1 miles).
- Kitchen-diner rear extension in Cheadle Hulme
- Kitchen-diner rear extension in Poynton
- Kitchen-diner rear extension in Hazel Grove
- Kitchen-diner rear extension in Wilmslow
- Kitchen-diner rear extension in Stockport
Other work in Bramhall:
FAQ
Kitchen-diner rear extension questions in Bramhall
Can you match the brick or stone on my Bramhall house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do you handle building control in Bramhall?
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.
Is the site visit in Bramhall 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 Bramhall?
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.