Golborne, Greater Manchester
Kitchen-diner rear extension in Golborne
Thinking about a kitchen-diner rear extension in Golborne? An open-plan kitchen, dining and family room that opens straight onto the garden. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Golborne is covered from our Greater Manchester round, including WA12. 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 Golborne 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 Golborne?
Guide prices for a kitchen-diner rear extension in Golborne 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a kitchen-diner rear extension in Golborne?
Whether your kitchen-diner rear extension in Golborne needs a planning application depends on its size, your house and any local restrictions.
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. 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 Golborne like to extend?
Stone and brick terraces are common around Golborne. 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 Golborne 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Golborne
We also build kitchen-diner rear extensions in nearby Newton-le-Willows (1.9 miles) and Abram (2.2 miles).
- Kitchen-diner rear extension in Newton-le-Willows
- Kitchen-diner rear extension in Abram
- Kitchen-diner rear extension in Ashton in Makerfield
- Kitchen-diner rear extension in Leigh
- Kitchen-diner rear extension in Haydock
Other work in Golborne:
FAQ
Kitchen-diner rear extension questions in Golborne
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Is the site visit in Golborne free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Do I need planning permission for a rear extension in Golborne?
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 you handle building control in Golborne?
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 Golborne?
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.