Kitchen extensions with bedrooms above in Abram

What we'd confirm first for a project in Abram.

Postcode districts: WN2
County / area: Greater Manchester, England
Price region: North West England
Guide price: £53,000–£72,000 (£1,900–£2,560 per m²), kitchen units and worktops priced separately
Approval route: It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.
Nearest towns: Hindley (1.8 miles), Ince-in-Makerfield (2 miles), Golborne (2.2 miles)
Distance to Manchester: about 14.7 miles
First visit: Free, no obligation

About a kitchen extension with bedrooms above

A kitchen extension with bedrooms above is a two-storey extension designed so the ground floor becomes a larger, usually open-plan kitchen and dining space, with one or two bedrooms or a bathroom on the first floor. It is a natural fit for a two-storey rear extension. The key design issues are the steel beams that open up the house, glazing and ventilation.

Abram sits about 14.7 miles from Manchester. Closer to home, Hindley is 1.8 miles away and Ince-in-Makerfield 2.0 miles.

What it costs in Abram

Our guide for North West England is £1,900–£2,560 per m² including VAT. On a project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that puts a kitchen extension with bedrooms above in Abram at roughly £53,000–£72,000 (kitchen units and worktops priced separately). Design fees, structural calculations and approval fees are separate and listed on our prices page.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,750–£2,360 per m²	£49,000–£66,000
Standard	£1,900–£2,560 per m²	£53,000–£72,000
Premium	£2,280–£3,080 per m²	£64,000–£86,000

Planning and building regulations in Abram

In England, a two-storey rear kitchen extension can be permitted development if it goes no more than 3 m beyond the rear wall of the original house and stays at least 7 m from the rear boundary, with matching materials and roof pitch, outside protected areas. No balconies are allowed. Deeper designs need planning permission, costing £548 (or £575 for applications made from 8 December 2026).

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

Design points for Abram homes

Bedrooms over a kitchen

Bedrooms above need an escape window or a protected route to the stairs, plus good sound insulation from the kitchen below. We position the stairs, landing and bedroom doors so the new rooms connect naturally to the existing first floor.

Services and drainage

Sinks, dishwashers and an upstairs bathroom all need waste routes to the drains, often near where the extension goes. We check the drains early and plan soil stacks, gas and electrical supplies so the kitchen layout is not limited later.

How we'd run your project

Start at your house
We come to your home in Abram, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.

Questions about kitchen extensions with bedrooms above in Abram

Which postcodes do you cover around Abram?

We cover Abram (WN2) and nearby places including Hindley, Ince-in-Makerfield and Golborne, plus the rest of Greater Manchester. The first site visit is free.

How long does a kitchen extension with bedrooms above take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Do I need planning permission for a kitchen extension with bedrooms above in Abram?

Abram is in England, so England planning rules apply. It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Is it cheaper to build a kitchen extension and bedrooms at the same time?

Yes, in most cases. Building both floors at once means one set of foundations, one roof, one scaffold and one set of approvals. Adding a first floor later means removing the original roof, possibly strengthening the foundations and disrupting the kitchen again. If you think you will need the bedroom, build it now.

Can I keep using my kitchen during the build?

For part of it. The new structure can be built while your existing kitchen stays in use, but when the rear wall is opened and the new kitchen is fitted there will be several weeks without one. We plan when this happens and help you set up a temporary kitchen elsewhere in the house.

Nearby

The same service in neighbouring towns:

Other extensions in Abram

All two-storey extension services in Abram · Kitchen extensions with bedrooms above across Greater Manchester

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