Urmston, Greater Manchester
Kitchen-diner rear extension in Urmston
For homes in Urmston, a kitchen-diner rear extension is often the simplest way to gain space without moving. An open-plan kitchen, dining and family room that opens straight onto the garden. We take it from survey to completion certificate.
Urmston and its postcode districts M17, M32 and M41 are part of our Greater Manchester coverage. 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 Urmston 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 Urmston?
Guide prices for a kitchen-diner rear extension in Urmston 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 Urmston?
Whether your kitchen-diner rear extension in Urmston needs a planning application depends on its size, your house and any local restrictions.
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. 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 Urmston like to extend?
Urmston 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 Urmston 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.
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 Urmston
Neighbouring places we cover include Stretford (1.5 miles) and Sale (2.0 miles).
- Kitchen-diner rear extension in Stretford
- Kitchen-diner rear extension in Sale
- Kitchen-diner rear extension in Eccles
- Kitchen-diner rear extension in Old Trafford
- Kitchen-diner rear extension in Irlam
Other work in Urmston:
FAQ
Kitchen-diner rear extension questions in Urmston
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.
Is the site visit in Urmston free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do you fit the kitchen?
Yes, whether you buy it yourself or we supply it. We take the measurements from the built shell, not the drawings.
Can you match the brick or stone on my Urmston house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do I need planning permission for a rear extension in Urmston?
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 Urmston?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.