Kitchen extensions with bedrooms above in Felling
Thinking about a kitchen extension with bedrooms above in Felling? 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.
What we'd confirm first for a project in Felling.
- Postcode districts
- NE9 and NE10
- County / area
- Tyne and Wear, 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
- Gateshead (1.4 miles), Newcastle upon Tyne (2.2 miles), Hebburn (2.6 miles)
- Distance to Newcastle upon Tyne
- about 2.2 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 Felling (NE9 and NE10) and the places around it, including Gateshead (1.4 miles), Newcastle upon Tyne (2.2 miles) and Hebburn.
What it costs in Felling
Using our North East England 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 £50,500–£68,000 (kitchen units and worktops priced separately), including VAT. Bigger or more glazed designs cost more per m². These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| 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 Felling
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 Felling 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
Look at the house
We start in Felling with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Get it approved
Once you're happy with the design we submit it to the council for Felling and deal with any questions from the planning officer.
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 Felling
How much does a kitchen extension with bedrooms above cost in Felling?
Our guide for North East England, which covers Felling, 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.
How long does a kitchen extension with bedrooms above take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), 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.
Do I need planning permission for a kitchen extension with bedrooms above in Felling?
Felling 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.
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 Felling, including:
Other extensions in Felling
All two-storey extension services in Felling · Kitchen extensions with bedrooms above across Tyne and Wear
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Felling.