Thornaby-on-Tees, North Yorkshire
Kitchen-diner rear extension in Thornaby-on-Tees
For homes in Thornaby-on-Tees, 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.
Thornaby-on-Tees is covered from our North Yorkshire round, including TS16, TS17 and TS18. A kitchen-diner is often the reason people in Thornaby-on-Tees extend: the back kitchen in brick terraces and colliery houses is rarely big enough for a table.
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 Thornaby-on-Tees?
In Thornaby-on-Tees, 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a kitchen-diner rear extension in Thornaby-on-Tees?
Here is how the rules in England apply to a kitchen-diner rear extension in Thornaby-on-Tees.
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.
England also has the larger home extension route: a single-storey rear extension of up to 6 metres on an attached house or 8 metres on a detached house, after prior approval from the council. The council notifies your neighbours and has 42 days to decide; the fee is £249 (£310 for applications made from 8 December 2026). The route is not available on designated land such as conservation areas.
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 Thornaby-on-Tees like to extend?
Brick terraces, colliery houses and post-war semis make up much of Thornaby-on-Tees. Former mining areas often need a coal mining risk check before foundations are designed.
How a kitchen-diner rear extension in Thornaby-on-Tees 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Thornaby-on-Tees
Close by, we work in Ingleby Barwick, about 1.0 miles away, and Stockton-on-Tees, about 2.5 miles away.
- Kitchen-diner rear extension in Ingleby Barwick
- Kitchen-diner rear extension in Stockton-on-Tees
- Kitchen-diner rear extension in Yarm
- Kitchen-diner rear extension in Billingham
- Kitchen-diner rear extension in Middlesbrough
Other work in Thornaby-on-Tees:
FAQ
Kitchen-diner rear extension questions in Thornaby-on-Tees
What postcode areas do you cover around Thornaby-on-Tees?
Including TS16, TS17 and TS18, and the surrounding North Yorkshire area.
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 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.
Do you handle building control in Thornaby-on-Tees?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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 I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.