Oldham, Greater Manchester
Kitchen-diner rear extension in Oldham
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 Oldham and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Oldham (M35, OL1, OL2 and OL4) as part of our Greater Manchester work. For Oldham kitchens we plan the extraction route and the island drainage before the slab is poured, so nothing has to be chased in later.
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 Oldham?
For Oldham 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 Oldham?
Here is how the rules in England apply to a kitchen-diner rear extension in Oldham.
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.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Oldham like to extend?
Stone and brick terraces are common around Oldham. 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 Oldham 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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 Oldham
Neighbouring places we cover include Chadderton (0.9 miles) and Royton (1.7 miles).
- Kitchen-diner rear extension in Chadderton
- Kitchen-diner rear extension in Royton
- Kitchen-diner rear extension in Hollinwood
- Kitchen-diner rear extension in Lees
- Kitchen-diner rear extension in Failsworth
Other work in Oldham:
FAQ
Kitchen-diner rear extension questions in Oldham
How much does a kitchen-diner rear extension cost in Oldham?
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.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Where does the cooker extraction go?
Through the new wall or roof, ducted to outside. Recirculating hoods are possible but less effective.
Do I need planning permission for a rear extension in Oldham?
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.
How long does a rear extension take to build in Oldham?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can you match the brick or stone on my Oldham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.