Syston, Leicestershire and Rutland
Kitchen-diner rear extension in Syston
Kitchen-diner rear extension in Syston: an open-plan kitchen, dining and family room that opens straight onto the garden. We measure the house, show you what the rules allow, price it in writing and build it.
We cover Syston (LE7) as part of our Leicestershire and Rutland 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 Syston 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 Syston?
A kitchen-diner rear extension in Syston is priced at £1,840–£3,010 per square metre including VAT as a guide, before kitchen fit-out and fees. East Midlands prices sit a little below our West Midlands baseline.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £22,000–£36,000 |
| 4 m wide × 5 m deep (20 m²) | £37,000–£60,000 |
| 4 m wide × 6 m deep (24 m²) | £44,000–£72,000 |
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 Syston?
Planning for a kitchen-diner rear extension in Syston 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. 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 Syston like to extend?
Syston has plenty of inter-war semis and bungalows, and single-storey rear extensions suit both.
How a kitchen-diner rear extension in Syston 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.
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.
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 Syston
Close by, we work in Birstall, about 2.4 miles away, and Humberstone, about 2.6 miles away.
- Kitchen-diner rear extension in Birstall
- Kitchen-diner rear extension in Humberstone
- Kitchen-diner rear extension in Belgrave
- Kitchen-diner rear extension in Leicester
- Kitchen-diner rear extension in Mountsorrel
Other work in Syston:
FAQ
Kitchen-diner rear extension questions in Syston
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 Syston?
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.
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
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.
Can you match the brick or stone on my Syston house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.