Kitchen extensions with bedrooms above in Darras Hall
We plan and build kitchen extensions with bedrooms above for homeowners in Darras Hall and nearby. Every project starts with a free visit and a design stage priced in writing before any work begins.
Before you start in Darras Hall, here's what applies.
- Postcode districts
- NE18 and NE20
- County / area
- Northumberland, England
- Price region
- North East England
- Guide price
- £50,500–£68,000 (£1,800–£2,430 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
- Ponteland (1.3 miles), Newburn (3.4 miles), Blaydon-on-Tyne (5.3 miles)
- Distance to Blyth
- about 11.9 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.
Around Darras Hall we also work in Ponteland, Newburn and Blaydon-on-Tyne, and across the rest of Northumberland. Postcode districts in and near Darras Hall: NE18 and NE20.
What it costs in Darras Hall
In North East England, which includes Darras Hall, we'd expect a kitchen extension with bedrooms above to cost around £50,500–£68,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £1,800–£2,430 per m² including VAT. 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 | £1,660–£2,240 per m² | £46,500–£62,500 |
| Standard | £1,800–£2,430 per m² | £50,500–£68,000 |
| Premium | £2,160–£2,920 per m² | £60,500–£81,500 |
Planning and building regulations in Darras Hall
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 Darras Hall 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.
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
Start at your house
We come to your home in Darras Hall, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Darras Hall and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about kitchen extensions with bedrooms above in Darras Hall
Which postcodes do you cover around Darras Hall?
We cover Darras Hall (NE18 and NE20) and nearby places including Ponteland, Newburn and Blaydon-on-Tyne, plus the rest of Northumberland. The first site visit is free.
Do I need planning permission for a kitchen extension with bedrooms above in Darras Hall?
Darras Hall 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 Darras Hall?
Our guide for North East England, which covers Darras Hall, is £1,800–£2,430 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 £50,500–£68,000 (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.
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 Darras Hall, including:
Other extensions in Darras Hall
All two-storey extension services in Darras Hall · Kitchen extensions with bedrooms above across Northumberland
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Darras Hall.