Kitchen extensions with bedrooms above in Ashtead
Adding a kitchen extension with bedrooms above in Ashtead gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
What we'd confirm first for a project in Ashtead.
- Postcode districts
- KT21
- County / area
- Surrey, England
- Price region
- South East England
- Guide price
- £61,500–£83,000 (£2,200–£2,970 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
- Leatherhead (1.7 miles), Epsom (2 miles), Ewell (3.6 miles)
- Distance to Woking
- about 11.2 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.
Around Ashtead we also work in Leatherhead, Epsom and Ewell, and across the rest of Surrey. Postcode district in and near Ashtead: KT21.
What it costs in Ashtead
In South East England, which includes Ashtead, we'd expect a kitchen extension with bedrooms above to cost around £61,500–£83,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £2,200–£2,970 per m² including VAT. 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 | £2,020–£2,730 per m² | £56,500–£76,500 |
| Standard | £2,200–£2,970 per m² | £61,500–£83,000 |
| Premium | £2,640–£3,560 per m² | £74,000–£100,000 |
Planning and building regulations in Ashtead
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 Ashtead homes
Glazing and the Part L 25% rule
In England, new windows, roof lights and glazed doors in an extension are normally limited to 25% of the extension's floor area plus the area of any windows or doors removed. Larger glazing is possible, but needs SAP or compensating calculations, so we plan the rear doors around this from the start.
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 Ashtead to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Ashtead.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about kitchen extensions with bedrooms above in Ashtead
Which postcodes do you cover around Ashtead?
We cover Ashtead (KT21) and nearby places including Leatherhead, Epsom and Ewell, plus the rest of Surrey. 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.
How much does a kitchen extension with bedrooms above cost in Ashtead?
Our guide for South East England, which covers Ashtead, is £2,200–£2,970 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 £61,500–£83,000 (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.
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
We also cover places near Ashtead, including:
Other extensions in Ashtead
All two-storey extension services in Ashtead · Kitchen extensions with bedrooms above across Surrey
Tell us about your house in Ashtead and we'll call you back to arrange a free, no-obligation visit.