Ossett, West Yorkshire
Kitchen-diner rear extension in Ossett
For homes in Ossett, 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.
Ossett and its postcode districts WF2, WF4 and WF5 are part of our West Yorkshire coverage. 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 Ossett 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 Ossett?
For Ossett 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 |
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 Ossett?
Planning for a kitchen-diner rear extension in Ossett follows the English householder rules.
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 Ossett like to extend?
Stone terraces and brick semis are typical of Ossett. 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 Ossett 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 Ossett
We also build kitchen-diner rear extensions in nearby Horbury (1.6 miles) and Dewsbury (2.1 miles).
- Kitchen-diner rear extension in Horbury
- Kitchen-diner rear extension in Dewsbury
- Kitchen-diner rear extension in Batley
- Kitchen-diner rear extension in Wakefield
- Kitchen-diner rear extension in Morley
Other work in Ossett:
FAQ
Kitchen-diner rear extension questions in Ossett
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 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.
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.
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.
Do I need planning permission for a rear extension in Ossett?
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.
Can you match the brick or stone on my Ossett house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.