Beighton, South Yorkshire
Kitchen-diner rear extension in Beighton
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Beighton and want to know what a kitchen-diner rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Beighton (S12, S13 and S20) as part of our South Yorkshire 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 Beighton 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 Beighton?
A kitchen-diner rear extension in Beighton is priced at £1,770–£2,880 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
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 Beighton?
The planning route for a kitchen-diner rear extension in Beighton 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. 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 Beighton like to extend?
Stone terraces and brick semis are typical of Beighton. 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 Beighton 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.
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 Beighton
From Beighton, the nearest places we also cover are Staveley (4.7 miles) and Dinnington (6.0 miles).
- Kitchen-diner rear extension in Staveley
- Kitchen-diner rear extension in Dinnington
- Kitchen-diner rear extension in Dronfield
- Kitchen-diner rear extension in Sheffield
- Kitchen-diner rear extension in Burngreave
Other work in Beighton:
FAQ
Kitchen-diner rear extension questions in Beighton
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.
Can you match the brick or stone on my Beighton house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
What postcode areas do you cover around Beighton?
Including S12, S13 and S20, and the surrounding South 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.
Do you handle building control in Beighton?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.