Thorne, South Yorkshire
Kitchen-diner rear extension in Thorne
An open-plan kitchen, dining and family room that opens straight onto the garden. We design, get the approvals for and build kitchen-diner rear extensions in Thorne and the surrounding area, with one contract from the first survey to building control sign-off.
Thorne sits in South Yorkshire, with postcode districts including DN8. A kitchen-diner is often the reason people in Thorne extend: the back kitchen in stone terraces and brick semis 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 Thorne?
In Thorne, our guide for a kitchen-diner rear extension is £1,770–£2,880 per square metre including VAT for a 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 Thorne?
The planning route for a kitchen-diner rear extension in Thorne is set by England's householder rules and your council.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Thorne like to extend?
Stone terraces and brick semis are typical of Thorne. 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 Thorne 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Thorne
Close by, we work in Kirk Sandall, about 5.5 miles away, and Armthorpe, about 6.4 miles away.
- Kitchen-diner rear extension in Kirk Sandall
- Kitchen-diner rear extension in Armthorpe
- Kitchen-diner rear extension in Goole
- Kitchen-diner rear extension in Doncaster
- Kitchen-diner rear extension in Bentley
Other work in Thorne:
FAQ
Kitchen-diner rear extension questions in Thorne
How much does a kitchen-diner rear extension cost in Thorne?
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.
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.
How big should a kitchen-diner be?
Around 25 to 35 m² for the combined kitchen, dining and seating areas suits most family homes. Your survey shows what fits the house.
Can you match the brick or stone on my Thorne house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Is the site visit in Thorne free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.