Lees, Greater Manchester
Kitchen-diner rear extension in Lees
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Lees 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.
Lees is covered from our Greater Manchester round, including OL1, OL4 and OL8. 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 Lees 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 Lees?
In Lees, 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 |
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 Lees?
Here is how the rules in England apply to a kitchen-diner rear extension in Lees.
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 Lees like to extend?
Lees 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 Lees 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.
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 Lees
From Lees, the nearest places we also cover are Oldham (1.9 miles) and Royton (2.8 miles).
- Kitchen-diner rear extension in Oldham
- Kitchen-diner rear extension in Royton
- Kitchen-diner rear extension in Chadderton
- Kitchen-diner rear extension in Uppermill
- Kitchen-diner rear extension in Hollinwood
Other work in Lees:
FAQ
Kitchen-diner rear extension questions in Lees
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.
Can you match the brick or stone on my Lees house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
Do you handle building control in Lees?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
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.