Royton, Greater Manchester
Kitchen-diner rear extension in Royton
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 Royton and the surrounding area, with one contract from the first survey to building control sign-off.
Royton and its postcode districts OL1, OL2 and OL9 are part of our Greater Manchester coverage. For Royton 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 Royton?
Guide prices for a kitchen-diner rear extension in Royton 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a kitchen-diner rear extension in Royton?
Here is how the rules in England apply to a kitchen-diner rear extension in Royton.
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. 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 Royton like to extend?
Royton 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 Royton 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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 Royton
Neighbouring places we cover include Chadderton (1.6 miles) and Oldham (1.7 miles).
- Kitchen-diner rear extension in Chadderton
- Kitchen-diner rear extension in Oldham
- Kitchen-diner rear extension in Lees
- Kitchen-diner rear extension in Middleton
- Kitchen-diner rear extension in Hollinwood
Other work in Royton:
FAQ
Kitchen-diner rear extension questions in Royton
How much does a kitchen-diner rear extension cost in Royton?
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.
What postcode areas do you cover around Royton?
Including OL1, OL2 and OL9, and the surrounding Greater Manchester area.
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 Royton?
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 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 you match the brick or stone on my Royton house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.