Kitchen extensions with bedrooms above in Chadderton
If you live in Chadderton 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.
Useful details for planning a kitchen extension with bedrooms above in Chadderton.
- Postcode districts
- OL9
- County / area
- Greater Manchester, England
- Price region
- North West England
- Guide price
- £53,000–£72,000 (£1,900–£2,560 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
- Oldham (0.9 miles), Royton (1.6 miles), Hollinwood (2 miles)
- Distance to Manchester
- about 6 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 district OL9 in and around Chadderton, along with neighbouring Oldham, Royton and Hollinwood.
What it costs in Chadderton
Most of the cost of a kitchen extension with bedrooms above is set by its size and specification. For Chadderton and the rest of North West England, our guide is £1,900–£2,560 per m² including VAT, so about £53,000–£72,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Keep a contingency of around 10% for things nobody can see until the ground is opened up.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,750–£2,360 per m² | £49,000–£66,000 |
| Standard | £1,900–£2,560 per m² | £53,000–£72,000 |
| Premium | £2,280–£3,080 per m² | £64,000–£86,000 |
Planning and building regulations in Chadderton
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 Chadderton 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.
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.
How we'd run your project
Look at the house
We start in Chadderton with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
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 Chadderton
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 Chadderton?
Chadderton 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.
Which postcodes do you cover around Chadderton?
We cover Chadderton (OL9) and nearby places including Oldham, Royton and Hollinwood, plus the rest of Greater Manchester. The first site visit is free.
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
We also cover places near Chadderton, including:
Other extensions in Chadderton
All two-storey extension services in Chadderton · Kitchen extensions with bedrooms above across Greater Manchester
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Chadderton.