Failsworth, Greater Manchester
Kitchen-diner rear extension in Failsworth
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 Failsworth and the surrounding area, with one contract from the first survey to building control sign-off.
Failsworth is covered from our Greater Manchester round, including M35, OL8 and OL9. 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 Failsworth homes.
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 Failsworth?
In Failsworth, our guide for a kitchen-diner rear extension is £1,790–£2,910 per square metre including VAT for a standard specification. 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 Failsworth?
Here is how the rules in England apply to a kitchen-diner rear extension in Failsworth.
English permitted development (Class A) allows a single-storey rear extension of 3 metres on a terraced or semi-detached house and 4 metres on a detached one, measured from the original house, with a maximum height of 4 metres and eaves of no more than 3 metres 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. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Failsworth like to extend?
Stone and brick terraces are common around Failsworth. 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 Failsworth 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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 Failsworth
Close by, we work in Hollinwood, about 1.6 miles away, and Droylsden, about 1.9 miles away.
- Kitchen-diner rear extension in Hollinwood
- Kitchen-diner rear extension in Droylsden
- Kitchen-diner rear extension in Blackley
- Kitchen-diner rear extension in Chadderton
- Kitchen-diner rear extension in Ashton-under-Lyne
Other work in Failsworth:
FAQ
Kitchen-diner rear extension questions in Failsworth
What postcode areas do you cover around Failsworth?
Including M35, OL8 and OL9, and the surrounding Greater Manchester area.
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 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.
Is the site visit in Failsworth free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a kitchen-diner rear extension cost in Failsworth?
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.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.