Kitchen extensions with bedrooms above in Craigavon
Want to stay in Craigavon but need more space? A kitchen extension with bedrooms above adds floor area on two levels without giving up much garden. Here's what's involved.
Useful details for planning a kitchen extension with bedrooms above in Craigavon.
- Postcode districts
- BT64 and BT65
- County / area
- County Armagh, Northern Ireland
- Price region
- Northern Ireland
- Guide price
- £49,500–£66,500 (£1,760–£2,380 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 and stays 7 m from the rear boundary.
- Nearest towns
- Portadown (2.8 miles), Waringstown (3.6 miles), Donaghcloney (5.5 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.
We cover Craigavon (BT64 and BT65) and the places around it, including Portadown (2.8 miles), Waringstown (3.6 miles) and Donaghcloney.
What it costs in Craigavon
Using our Northern Ireland rates, a kitchen extension with bedrooms above with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £49,500–£66,500 (kitchen units and worktops priced separately), including VAT. Bigger or more glazed designs cost more per m². The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,620–£2,190 per m² | £45,500–£61,000 |
| Standard | £1,760–£2,380 per m² | £49,500–£66,500 |
| Premium | £2,110–£2,850 per m² | £59,000–£80,000 |
Planning and building control in Craigavon
In Northern Ireland, a kitchen extension with bedrooms above can be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary, with height, materials and roof pitch conditions. Otherwise a planning application costs £347 per dwelling, and building control approval from the council is needed.
Approval in Northern Ireland: Planning application for works to a house: £347. Councils aim to decide local applications within an average of 15 weeks; many take longer.
Building control: Building control approval from the local council under the Building Regulations (Northern Ireland), using the Technical Booklets.
Design points for Craigavon homes
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.
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
Free site visit
We visit your home in Craigavon, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Craigavon.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
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 Craigavon
How long does a kitchen extension with bedrooms above take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils aim to decide local applications within an average of 15 weeks; many take longer), 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 Craigavon?
We cover Craigavon (BT64 and BT65) and nearby places including Portadown, Waringstown and Donaghcloney, plus the rest of County Armagh. The first site visit is free.
Who handles building control for a project in Craigavon?
We handle it as part of the project. What's needed in Northern Ireland: building control approval from the local council under the Building Regulations (Northern Ireland), using the Technical Booklets. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
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
The same service in neighbouring towns:
Other extensions in Craigavon
All two-storey extension services in Craigavon · Kitchen extensions with bedrooms above across County Armagh
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.