Rochdale, Greater Manchester
Kitchen-diner rear extension in Rochdale
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Rochdale 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 Rochdale (OL11, OL12 and OL15) as part of our Greater Manchester work. For Rochdale 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 Rochdale?
Guide prices for a kitchen-diner rear extension in Rochdale 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a kitchen-diner rear extension in Rochdale?
Planning for a kitchen-diner rear extension in Rochdale follows the English householder rules.
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. 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 Rochdale like to extend?
Stone and brick terraces are common around Rochdale. 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 Rochdale 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Rochdale
We also build kitchen-diner rear extensions in nearby Littleborough (3.0 miles) and Heywood (3.2 miles).
- Kitchen-diner rear extension in Littleborough
- Kitchen-diner rear extension in Heywood
- Kitchen-diner rear extension in Royton
- Kitchen-diner rear extension in Middleton
- Kitchen-diner rear extension in Chadderton
Other work in Rochdale:
FAQ
Kitchen-diner rear extension questions in Rochdale
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.
Do I need planning permission for a rear extension in Rochdale?
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.
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.
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.
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.
How long does a rear extension take to build in Rochdale?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.