Kitchen extensions

A kitchen extension adds floor space to create a bigger kitchen, usually as an open-plan kitchen-diner or family room that opens onto the garden. It is the single most common reason people extend their homes.

Designing the kitchen and the extension together pays off. Drainage, gas, extraction, the island position and where the light falls all affect the structure, so we plan the kitchen layout before the drawings are finalised, whether you buy the kitchen through us or elsewhere.

What is included

• Kitchen-led layout planning before the drawings are fixed
• Drainage and services designed for sinks, island and appliances
• Extraction routes and ventilation for building regulations
• Roof lantern or rooflights positioned over the work zones
• Wide sliding or bifold doors to the garden
• Kitchen fitting by our team or coordination with your supplier

Who it suits

• Small or closed-off kitchens
• Families who want cooking, dining and living together
• Homes being prepared for sale or a long-term stay

Design advice

We start with the working triangle and the island, then set the doors, glazing and roof lights around it. Getting this order right avoids the classic mistakes: a sink against a blank wall, glare on the hob or a fridge blocking the garden view.

How much does it cost?

National guide prices including VAT at 20%. Build cost only; design, structural and council fees are extra. Your area page shows prices adjusted for your region.

Build cost only. A mid-range kitchen, supplied and fitted, typically adds £9,000 to £20,000.

Planning rules across the UK

England

In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.

Wales

In Wales a single-storey rear extension can usually project up to 4 m beyond the rear wall without a planning application, if it is no more than 4 m high, keeps eaves to 3 m and overall height to 4 m within 2 m of a boundary, and covers no more than half the land around the original house. Wales has no larger home extension prior approval scheme.

Scotland

In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted. Separately, almost every extension needs a building warrant from the council before work starts.

Northern Ireland

In Northern Ireland the Planning (General Permitted Development) Order 2015 lets some single-storey rear extensions go ahead without planning permission, up to 3 m on a semi-detached or terraced house and 4 m on a detached house, within height and boundary limits. Larger, side and two-storey extensions normally need planning permission from the council, and building control approval is separate.

Building regulations and neighbours

Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.

In England and Wales, if the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations. Scotland and Northern Ireland have no Party Wall Act.

Questions about kitchen extensions