Brackley, Northamptonshire
Kitchen-diner rear extension in Brackley
We plan and build kitchen-diner rear extensions for homeowners in Brackley. 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.
Brackley is covered from our Northamptonshire round, including NN13. A kitchen-diner is often the reason people in Brackley extend: the back kitchen in inter-war semis and bungalows 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 Brackley?
For Brackley we work from the East Midlands rate: £1,840–£3,010 per square metre of new floor, including VAT, standard specification. 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a kitchen-diner rear extension in Brackley?
The planning route for a kitchen-diner rear extension in Brackley is set by England's householder rules and your council.
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 Brackley like to extend?
Brackley has plenty of inter-war semis and bungalows, and single-storey rear extensions suit both.
How a kitchen-diner rear extension in Brackley comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Brackley
Neighbouring places we cover include Buckingham (7.3 miles) and Banbury (8.4 miles).
- Kitchen-diner rear extension in Buckingham
- Kitchen-diner rear extension in Banbury
- Kitchen-diner rear extension in Bicester
- Kitchen-diner rear extension in Daventry
- Kitchen-diner rear extension in Kidlington
Other work in Brackley:
FAQ
Kitchen-diner rear extension questions in Brackley
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.
Is the site visit in Brackley free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Where does the cooker extraction go?
Through the new wall or roof, ducted to outside. Recirculating hoods are possible but less effective.
Do you handle building control in Brackley?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Do I need planning permission for a rear extension in Brackley?
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 much does a kitchen-diner rear extension cost in Brackley?
As a guide, £1,840–£3,010 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £22,000–£36,000 at that rate. Your written price follows the survey.