Kitchen extensions with bedrooms above in Ardrossan
Homes in Ardrossan with a bit of space to the side or rear can often take a kitchen extension with bedrooms above. We'll tell you honestly whether yours can, and what approvals it needs.
Before you start in Ardrossan, here's what applies.
- Postcode districts
- KA22 and KA23
- County / area
- Ayrshire, Scotland
- Price region
- Scotland
- Guide price
- £52,500–£71,000 (£1,880–£2,540 per m²), kitchen units and worktops priced separately
- Approval route
- Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
- Nearest towns
- Saltcoats (1.3 miles), Stevenston (2.2 miles), Kilwinning (3.9 miles)
- Distance to Kilmarnock
- about 12.4 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.
We cover postcode districts KA22 and KA23 in and around Ardrossan, along with neighbouring Saltcoats, Stevenston and Kilwinning.
What it costs in Ardrossan
A guide price for Ardrossan: around £52,500–£71,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £1,880–£2,540 per m² of new floor space, including VAT at 20%. 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 | £1,730–£2,330 per m² | £48,500–£65,500 |
| Standard | £1,880–£2,540 per m² | £52,500–£71,000 |
| Premium | £2,260–£3,050 per m² | £63,000–£85,500 |
Planning and building standards in Ardrossan
In Scotland, a two-storey kitchen extension falls under Class 1B, which needs at least 10 m to every boundary for permitted development. Most gardens are too narrow, so expect a householder application, which costs £371 and is decided within two months. A building warrant covers the structure, ventilation and energy standards.
Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.
Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.
Design points for Ardrossan 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.
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.
How we'd run your project
Visit and first ideas
One of our team visits your house in Ardrossan, checks the walls, roof and drains, and sketches out options with you.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Questions about kitchen extensions with bedrooms above in Ardrossan
How much does a kitchen extension with bedrooms above cost in Ardrossan?
Our guide for Scotland, which covers Ardrossan, is £1,880–£2,540 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000 (kitchen units and worktops priced separately). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
How long does a kitchen extension with bedrooms above take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), 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.
Which postcodes do you cover around Ardrossan?
We cover Ardrossan (KA22 and KA23) and nearby places including Saltcoats, Stevenston and Kilwinning, plus the rest of Ayrshire. The first site visit is free.
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.
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.
Nearby
Other towns near Ardrossan:
Other extensions in Ardrossan
All two-storey extension services in Ardrossan · Kitchen extensions with bedrooms above across Ayrshire
Want a figure first? Try our guide price tool, then book a free visit to firm it up.