Kitchen extensions with bedrooms above in Flitwick
Thinking about a kitchen extension with bedrooms above in Flitwick? 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 Flitwick.
- Postcode districts
- MK45
- County / area
- Bedfordshire, England
- Price region
- East of England
- Guide price
- £57,500–£78,000 (£2,060–£2,780 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
- Ampthill (1.6 miles), Kempston Hardwick (6 miles), Kempston (7.8 miles)
- Distance to Luton
- about 9.2 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.
Around Flitwick we also work in Ampthill, Kempston Hardwick and Kempston, and across the rest of Bedfordshire. Postcode district in and near Flitwick: MK45.
What it costs in Flitwick
A guide price for Flitwick: around £57,500–£78,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £2,060–£2,780 per m² of new floor space, including VAT at 20%. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,900–£2,560 per m² | £53,000–£71,500 |
| Standard | £2,060–£2,780 per m² | £57,500–£78,000 |
| Premium | £2,470–£3,340 per m² | £69,000–£93,500 |
Planning and building regulations in Flitwick
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 Flitwick 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
Understand the brief
At your home in Flitwick we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
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 Flitwick
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.
Which postcodes do you cover around Flitwick?
We cover Flitwick (MK45) and nearby places including Ampthill, Kempston Hardwick and Kempston, plus the rest of Bedfordshire. The first site visit is free.
How much does a kitchen extension with bedrooms above cost in Flitwick?
Our guide for the East of England, which covers Flitwick, is £2,060–£2,780 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 £57,500–£78,000 (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
Other towns near Flitwick:
Other extensions in Flitwick
All two-storey extension services in Flitwick · Kitchen extensions with bedrooms above across Bedfordshire
Book a free site visit in Flitwick and we'll tell you what's possible, what approvals you need and what the design stage would cost.