Kitchen extensions with bedrooms above in Amesbury

The basics for Amesbury at a glance.

Postcode districts: SP4
County / area: Wiltshire, England
Price region: South West England
Guide price: £57,500–£78,000 (£2,060–£2,780 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: Bulford (1.3 miles), Tidworth (6.4 miles), Salisbury (7.3 miles)
Distance to Swindon: about 26.5 miles
First visit: Free, no obligation

About a kitchen extension with bedrooms above

This service suits you if your kitchen is too small and you also need another bedroom. Building both floors at once costs less than a single-storey kitchen extension now and a first floor later. You get a layout that works for cooking, eating and the garden, a bedroom plan that works upstairs, the approvals your nation needs and the build, carried out by vetted teams working under S&K. Kitchen units are priced separately.

Around Amesbury we also work in Bulford, Tidworth and Salisbury, and across the rest of Wiltshire. Postcode district in and near Amesbury: SP4.

What it costs in Amesbury

In South West England, which includes Amesbury, we'd expect a kitchen extension with bedrooms above to cost around £57,500–£78,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £2,060–£2,780 per m² including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,900–£2,560 per m²	£53,000–£71,500
Standard	£2,060–£2,780 per m²	£57,500–£78,000
Premium	£2,470–£3,340 per m²	£69,000–£93,500

Planning and building regulations in Amesbury

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 Amesbury homes

Steel beams and the open-plan opening

Removing the old rear wall to make one large room means a steel beam, sometimes several, to carry the first floor and roof. The engineer sizes the steel and its supports, and we decide early whether you want a flush ceiling with the beam hidden or a downstand, as this affects ceiling heights.

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

Measure and listen
A visit to Amesbury to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
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.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about kitchen extensions with bedrooms above in Amesbury

Which postcodes do you cover around Amesbury?

We cover Amesbury (SP4) and nearby places including Bulford, Tidworth and Salisbury, plus the rest of Wiltshire. 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.

Who handles building regulations for a project in Amesbury?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

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

Close to Amesbury? We work across the area, including:

Other extensions in Amesbury

All two-storey extension services in Amesbury · Kitchen extensions with bedrooms above across Wiltshire

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Amesbury.