Manchester, Greater Manchester
Kitchen-diner rear extension in Manchester
Thinking about a kitchen-diner rear extension in Manchester? 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.
We cover Manchester (M9, M11, M12 and M15) 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 Manchester 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 Manchester?
In Manchester, 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 Manchester?
Here is how the rules in England apply to a kitchen-diner rear extension in Manchester.
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.
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. 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 Manchester like to extend?
Manchester 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 Manchester 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.
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 Manchester
Close by, we work in Manchester City Centre, about 0.3 miles away, and Cheetham Hill, about 1.2 miles away.
- Kitchen-diner rear extension in Manchester City Centre
- Kitchen-diner rear extension in Cheetham Hill
- Kitchen-diner rear extension in Longsight
- Kitchen-diner rear extension in Salford
- Kitchen-diner rear extension in Crumpsall
Other work in Manchester:
FAQ
Kitchen-diner rear extension questions in Manchester
Do I need planning permission for a rear extension in Manchester?
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.
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 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.
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.
What postcode areas do you cover around Manchester?
Including M9, M11, M12, M15, M16 and M21, and the surrounding Greater Manchester area.
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.