Kitchen extensions with bedrooms above in Derry
For a kitchen extension with bedrooms above in Derry, the first questions are always the same: how big, which approvals, and what it will cost. This page answers all three for County Londonderry.
What we'd confirm first for a project in Derry.
- Postcode districts
- BT48
- County / area
- County Londonderry, 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
- New Buildings (3.1 miles), Culmore (4 miles), Eglinton (5.2 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 Derry (BT48) and the places around it, including New Buildings (3.1 miles), Culmore (4.0 miles) and Eglinton.
What it costs in Derry
Guide prices for kitchen extensions with bedrooms above in Northern Ireland are around £1,760–£2,380 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 £49,500–£66,500 (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 | £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 Derry
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 Derry 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.
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
Visit and first ideas
One of our team visits your house in Derry, 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 Derry.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
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 Derry
Do I need planning permission for a kitchen extension with bedrooms above in Derry?
Derry is in Northern Ireland. 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.
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.
Who handles building control for a project in Derry?
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
Close to Derry? We work across the area, including:
Other extensions in Derry
All two-storey extension services in Derry · Kitchen extensions with bedrooms above across County Londonderry
Tell us about your house in Derry and we'll call you back to arrange a free, no-obligation visit.