Hollinwood, Greater Manchester
Kitchen-diner rear extension in Hollinwood
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Hollinwood 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.
We cover Hollinwood (M35, OL8 and OL9) as part of our Greater Manchester work. 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 Hollinwood 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 Hollinwood?
For Hollinwood we work from the North West England rate: £1,790–£2,910 per square metre of new floor, including VAT, 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a kitchen-diner rear extension in Hollinwood?
Here is how the rules in England apply to a kitchen-diner rear extension in Hollinwood.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Hollinwood like to extend?
Stone and brick terraces are common around Hollinwood. 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 Hollinwood comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
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.
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 Hollinwood
Neighbouring places we cover include Failsworth (1.6 miles) and Oldham (1.8 miles).
- Kitchen-diner rear extension in Failsworth
- Kitchen-diner rear extension in Oldham
- Kitchen-diner rear extension in Chadderton
- Kitchen-diner rear extension in Ashton-under-Lyne
- Kitchen-diner rear extension in Droylsden
Other work in Hollinwood:
FAQ
Kitchen-diner rear extension questions in Hollinwood
What postcode areas do you cover around Hollinwood?
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 have underfloor heating?
Yes. Wet underfloor heating in the new screed is the usual choice, often with the old room's radiators kept or replaced.
Do I need planning permission for a rear extension in Hollinwood?
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 Hollinwood?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How long does a rear extension take to build in Hollinwood?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.