Kitchen extensions in Orpington: design, approvals and build
Thinking about a kitchen extension for your Orpington home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in OrpingtonFrom £35,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsBR5, BR6
Do I need planning permission in Orpington?
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
How much does a kitchen extension cost in Orpington?
Labour and material costs vary across the UK, so for Orpington we use our London factor (×1.3). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Orpington: £2,340 to £4,550 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 5 m 15 m² | £35,000 – £41,000 | £40,500 – £52,000 | £51,500 – £68,500 |
| 4 m × 5 m 20 m² | £46,500 – £55,000 | £54,500 – £69,000 | £68,500 – £91,000 |
| 4 m × 7 m 28 m² | £65,500 – £76,500 | £76,000 – £96,500 | £96,000 – £127,500 |
Build cost only. A mid-range kitchen, supplied and fitted, typically adds £9,000 to £20,000.
Try the guide-price tool to see a range for your own size and finish.
Extensions in and around Orpington
Our survey diary covers Orpington, including BR5, BR6. We also work in nearby Chislehurst (3 miles), Bexley (5 miles), Eltham (6 miles), Beckenham (6 miles).
For homes towards Kent, Swanley is around 4 miles away. London's housing is dominated by Victorian and Edwardian terraces, many with a rear outrigger and a side return, and 1930s semis in the outer boroughs. Conservation areas are common, so the planning check comes first.
What is included
- Drainage and services designed for sinks, island and appliances
- Kitchen fitting by our team or coordination with your supplier
- Roof lantern or rooflights positioned over the work zones
- Wide sliding or bifold doors to the garden
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Kitchen extension questions answered
Do I need building regulations approval in Orpington?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Orpington, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Orpington?
Yes. We cover Orpington and the surrounding parts of Greater London. Site visits are free and there is no obligation.
Can you fit a kitchen I buy elsewhere?
Yes. We can fit it or work with your supplier’s fitters. We need the layout early so that drains, services and lighting are in the right place.
How much does a kitchen extension cost?
For the extension itself our guide range is about £2,340 to £4,550 per m² including VAT. A standard 20 m² kitchen extension is typically around £54,500 to £69,000 in Orpington, plus the kitchen itself, which commonly adds £9,000 to £20,000 for a mid-range design.
Book a free site visit in Orpington
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.