Armthorpe, South Yorkshire
Kitchen-diner rear extension in Armthorpe
For homes in Armthorpe, 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.
We cover Armthorpe (DN1, DN2 and DN3) as part of our South Yorkshire work. For Armthorpe 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 Armthorpe?
For Armthorpe we work from the Yorkshire and the Humber rate: £1,770–£2,880 per square metre of new floor, including VAT, standard specification. Yorkshire prices sit below our West Midlands baseline; matching natural stone is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,000–£34,500 |
| 4 m wide × 5 m deep (20 m²) | £35,500–£57,500 |
| 4 m wide × 6 m deep (24 m²) | £42,500–£69,000 |
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 Armthorpe?
Here is how the rules in England apply to a kitchen-diner rear extension in Armthorpe.
In England a single-storey rear extension can often be built under permitted development: up to 3 metres beyond the original rear wall of an attached house, or 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres if any part 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 Armthorpe like to extend?
Stone terraces and brick semis are typical of Armthorpe. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match.
How a kitchen-diner rear extension in Armthorpe 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Armthorpe
Close by, we work in Kirk Sandall, about 2.0 miles away, and Doncaster, about 3.3 miles away.
- Kitchen-diner rear extension in Kirk Sandall
- Kitchen-diner rear extension in Doncaster
- Kitchen-diner rear extension in Bentley
- Kitchen-diner rear extension in Adwick le Street
- Kitchen-diner rear extension in Thorne
Other work in Armthorpe:
FAQ
Kitchen-diner rear extension questions in Armthorpe
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.
How much does a kitchen-diner rear extension cost in Armthorpe?
As a guide, £1,770–£2,880 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,000–£34,500 at that rate. Your written price follows the survey.
Where does the cooker extraction go?
Through the new wall or roof, ducted to outside. Recirculating hoods are possible but less effective.
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 Armthorpe free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.