Staines, Surrey
Kitchen-diner rear extension in Staines
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 Staines and the surrounding area, with one contract from the first survey to building control sign-off.
Staines sits in Surrey, with postcode districts including TW15, TW16, TW17 and TW18. 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 Staines 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 Staines?
For Staines 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 |
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 Staines?
The planning route for a kitchen-diner rear extension in Staines is set by England's householder rules and your council.
English permitted development (Class A) allows a single-storey rear extension of 3 metres on a terraced or semi-detached house and 4 metres on a detached one, measured from the original house, with a maximum height of 4 metres and eaves of no more than 3 metres 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 Staines like to extend?
Staines has a mix of Victorian terraces near the centre and larger Edwardian and inter-war houses further out. Clay soils across much of the South East mean deeper foundations near trees, which we plan for at the survey.
How a kitchen-diner rear extension in Staines 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 Staines
Close by, we work in Egham, about 2.0 miles away, and Stanwell, about 2.0 miles away.
- Kitchen-diner rear extension in Egham
- Kitchen-diner rear extension in Stanwell
- Kitchen-diner rear extension in Ashford
- Kitchen-diner rear extension in Chertsey
- Kitchen-diner rear extension in Shepperton
Other work in Staines:
FAQ
Kitchen-diner rear extension questions in Staines
Do I need planning permission for a rear extension in Staines?
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.
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.
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.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Is the site visit in Staines free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
What postcode areas do you cover around Staines?
Including TW15, TW16, TW17 and TW18, and the surrounding Surrey area.