Horley, Surrey
Kitchen-diner rear extension in Horley
Kitchen-diner rear extension in Horley: an open-plan kitchen, dining and family room that opens straight onto the garden. We measure the house, show you what the rules allow, price it in writing and build it.
Horley and its postcode districts RH6 are part of our Surrey coverage. For Horley 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 Horley?
For Horley we work from the South East England rate: £2,130–£3,470 per square metre of new floor, including VAT, standard specification. South East prices run above our West Midlands baseline, mainly on labour rates and clay-soil foundations.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £25,500–£41,500 |
| 4 m wide × 5 m deep (20 m²) | £42,500–£69,500 |
| 4 m wide × 6 m deep (24 m²) | £51,000–£83,500 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a kitchen-diner rear extension in Horley?
The planning route for a kitchen-diner rear extension in Horley 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 Horley like to extend?
Commuter semis and detached houses make up much of Horley, and longer gardens make England's prior approval route for deeper rear extensions worth considering. A kitchen-diner is often the reason people in Horley extend: the back kitchen in commuter semis and detached houses is rarely big enough for a table.
How a kitchen-diner rear extension in Horley 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 Horley
Close by, we work in Crawley, about 4.4 miles away, and Redhill, about 4.6 miles away.
- Kitchen-diner rear extension in Crawley
- Kitchen-diner rear extension in Redhill
- Kitchen-diner rear extension in Reigate
- Kitchen-diner rear extension in Broadfield
- Kitchen-diner rear extension in East Grinstead
Other work in Horley:
FAQ
Kitchen-diner rear extension questions in Horley
Do you handle building control in Horley?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Is the site visit in Horley free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
Can you match the brick or stone on my Horley house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
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.