Kitchen extensions with bedrooms above in Ellon
Thinking about a kitchen extension with bedrooms above in Ellon? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
Before you start in Ellon, here's what applies.
- Postcode districts
- AB41
- County / area
- Aberdeen and Aberdeenshire, 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
- Dyce (11.6 miles), Inverurie (12.6 miles), Peterhead (14.5 miles)
- Distance to Aberdeen
- about 15.3 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 Ellon we also work in Dyce, Inverurie and Peterhead, and across the rest of Aberdeen and Aberdeenshire. Postcode district in and near Ellon: AB41.
What it costs in Ellon
Most of the cost of a kitchen extension with bedrooms above is set by its size and specification. For Ellon and the rest of Scotland, our guide is £1,880–£2,540 per m² including VAT, so about £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). 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 | £1,730–£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 Ellon
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 Ellon 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.
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
Measure and listen
A visit to Ellon to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
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.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about kitchen extensions with bedrooms above in Ellon
Who handles building standards for a project in Ellon?
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.
Do I need planning permission for a kitchen extension with bedrooms above in Ellon?
Ellon is in Scotland. 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.
Which postcodes do you cover around Ellon?
We cover Ellon (AB41) and nearby places including Dyce, Inverurie and Peterhead, plus the rest of Aberdeen and Aberdeenshire. The first site visit is free.
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.
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.
Nearby
We also cover places near Ellon, including:
Other extensions in Ellon
All two-storey extension services in Ellon · Kitchen extensions with bedrooms above across Aberdeen and Aberdeenshire
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.