Middlesbrough, North Yorkshire
Kitchen-diner rear extension in Middlesbrough
We plan and build kitchen-diner rear extensions for homeowners in Middlesbrough. An open-plan kitchen, dining and family room that opens straight onto the garden. Start with a free site visit, then a written price once the design is agreed.
We cover Middlesbrough (TS1, TS2, TS3 and TS4) as part of our North Yorkshire work. For Middlesbrough 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 Middlesbrough?
In Middlesbrough, our guide for a kitchen-diner rear extension is £1,710–£2,790 per square metre including VAT for a standard specification. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £20,500–£33,500 |
| 4 m wide × 5 m deep (20 m²) | £34,000–£56,000 |
| 4 m wide × 6 m deep (24 m²) | £41,000–£67,000 |
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 Middlesbrough?
Whether your kitchen-diner rear extension in Middlesbrough 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. 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 Middlesbrough like to extend?
Terraces and semis are typical around Middlesbrough. On terraces a single-storey rear extension across the back yard is usually the practical choice; semis often have room for more.
How a kitchen-diner rear extension in Middlesbrough 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Kitchen-diner rear extensions near Middlesbrough
Close by, we work in Billingham, about 2.4 miles away, and Stockton-on-Tees, about 3.4 miles away.
- Kitchen-diner rear extension in Billingham
- Kitchen-diner rear extension in Stockton-on-Tees
- Kitchen-diner rear extension in Thornaby-on-Tees
- Kitchen-diner rear extension in Ingleby Barwick
- Kitchen-diner rear extension in Yarm
Other work in Middlesbrough:
FAQ
Kitchen-diner rear extension questions in Middlesbrough
How long does a rear extension take to build in Middlesbrough?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do you handle building control in Middlesbrough?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
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 much does a kitchen-diner rear extension cost in Middlesbrough?
As a guide, £1,710–£2,790 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £20,500–£33,500 at that rate. Your written price follows the survey.
What postcode areas do you cover around Middlesbrough?
Including TS1, TS2, TS3, TS4 and TS5, and the surrounding North Yorkshire area.