Kitchen extensions with bedrooms above in Canonbury

Useful details for planning a kitchen extension with bedrooms above in Canonbury.

Postcode districts: N1
County / area: Greater London, England
Price region: London
Guide price: £67,000–£90,500 (£2,400–£3,240 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: Highbury (0.6 miles), Islington (0.7 miles), Barnsbury (1.1 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 Canonbury we also work in Highbury, Islington and Barnsbury, and across the rest of Greater London. Postcode district in and near Canonbury: N1.

What it costs in Canonbury

Guide prices for kitchen extensions with bedrooms above in London are around £2,400–£3,240 per m² of new floor space, including VAT. For a typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that's roughly £67,000–£90,500 (kitchen units and worktops priced separately). Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£2,210–£2,980 per m²	£62,000–£83,500
Standard	£2,400–£3,240 per m²	£67,000–£90,500
Premium	£2,880–£3,890 per m²	£80,500–£109,000

Planning and building regulations in Canonbury

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 Canonbury 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

Visit and first ideas
One of our team visits your house in Canonbury, checks the walls, roof and drains, and sketches out options with you.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Canonbury.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about kitchen extensions with bedrooms above in Canonbury

Which postcodes do you cover around Canonbury?

We cover Canonbury (N1) and nearby places including Highbury, Islington and Barnsbury, plus the rest of Greater London. 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 Canonbury?

Canonbury 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.

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 Canonbury:

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