Kitchen extensions with bedrooms above in Cannock
If you live in Cannock and need more room without moving, a kitchen extension with bedrooms above is worth a serious look. We handle the drawings, approvals, structure and build.
Quick reference for homeowners in Cannock.
- Postcode districts
- ST19, WS11 and WS12
- County / area
- Staffordshire, England
- Price region
- West Midlands
- Guide price
- £56,000–£75,500 (£2,000–£2,700 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
- Great Wyrley (2.1 miles), Featherstone (West Midlands) (4.1 miles), Burntwood (4.4 miles)
- Distance to Stoke-on-Trent
- about 22.6 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.
Cannock sits about 22.6 miles from Stoke-on-Trent. Closer to home, Great Wyrley is 2.1 miles away and Featherstone (West Midlands) 4.1 miles.
What it costs in Cannock
In the West Midlands, which includes Cannock, we'd expect a kitchen extension with bedrooms above to cost around £56,000–£75,500 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £2,000–£2,700 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 | £1,840–£2,480 per m² | £51,500–£69,500 |
| Standard | £2,000–£2,700 per m² | £56,000–£75,500 |
| Premium | £2,400–£3,240 per m² | £67,000–£90,500 |
Planning and building regulations in Cannock
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 Cannock homes
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.
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.
How we'd run your project
Start at your house
We come to your home in Cannock, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Cannock.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about kitchen extensions with bedrooms above in Cannock
Which postcodes do you cover around Cannock?
We cover Cannock (ST19, WS11 and WS12) and nearby places including Great Wyrley, Featherstone (West Midlands) and Burntwood, plus the rest of Staffordshire. The first site visit is free.
Do I need planning permission for a kitchen extension with bedrooms above in Cannock?
Cannock 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.
How much does a kitchen extension with bedrooms above cost in Cannock?
Our guide for the West Midlands, which covers Cannock, is £2,000–£2,700 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 £56,000–£75,500 (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
Other towns near Cannock:
Other extensions in Cannock
All two-storey extension services in Cannock · Kitchen extensions with bedrooms above across Staffordshire
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Cannock.