Kitchen extensions with bedrooms above in Dunoon
A kitchen extension with bedrooms above is one of the most space-efficient ways to add bedrooms and living space to a house in Dunoon, because the new floors share one set of foundations and one roof.
We take on projects in Dunoon by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
Before you start in Dunoon, here's what applies.
- Postcode districts
- PA22 and PA23
- County / area
- Argyll and Bute, Scotland
- Price region
- Scotland
- Guide price
- £52,500–£71,000 (£1,880–£2,540 per m²), kitchen units and worktops priced separately
- Approval route
- Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
- Nearest towns
- Gourock (4.3 miles), Greenock (6.4 miles), Helensburgh (8.7 miles)
- Distance to Helensburgh
- about 8.7 miles
- First visit
- By arrangement
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 Dunoon we also work in Gourock, Greenock and Helensburgh, and across the rest of Argyll and Bute. Postcode districts in and near Dunoon: PA22 and PA23.
What it costs in Dunoon
In Scotland, which includes Dunoon, we'd expect a kitchen extension with bedrooms above to cost around £52,500–£71,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £1,880–£2,540 per m² including VAT. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,730–£2,330 per m² | £48,500–£65,500 |
| Standard | £1,880–£2,540 per m² | £52,500–£71,000 |
| Premium | £2,260–£3,050 per m² | £63,000–£85,500 |
Planning and building standards in Dunoon
In Scotland, a two-storey kitchen extension falls under Class 1B, which needs at least 10 m to every boundary for permitted development. Most gardens are too narrow, so expect a householder application, which costs £371 and is decided within two months. A building warrant covers the structure, ventilation and energy standards.
Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.
Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.
Design points for Dunoon 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
Visit by arrangement
We agree a visit to your home in Dunoon and any travel costs with you in writing first, then look at the structure, access and boundaries.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
Finish and certify
Second fix, plastering and making good, then the council's final building standards inspection and the completion paperwork.
Questions about kitchen extensions with bedrooms above in Dunoon
Who handles building standards for a project in Dunoon?
We handle it as part of the project. What's needed in Scotland: a building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
How much does a kitchen extension with bedrooms above cost in Dunoon?
Our guide for Scotland, which covers Dunoon, is £1,880–£2,540 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 £52,500–£71,000 (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.
Which postcodes do you cover around Dunoon?
We cover Dunoon (PA22 and PA23) and nearby places including Gourock, Greenock and Helensburgh, plus the rest of Argyll and Bute. Visits and projects in Dunoon are by arrangement, with travel costs agreed in writing first.
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 Dunoon? We work across the area, including:
Other extensions in Dunoon
All two-storey extension services in Dunoon · Kitchen extensions with bedrooms above across Argyll and Bute
The quickest next step is a visit. We'll look at your house in Dunoon and give you an honest view of the options.