Kitchen extensions with bedrooms above in Hebburn

Quick reference for homeowners in Hebburn.

Postcode districts: NE31
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: Jarrow (1.3 miles), Wallsend (1.4 miles), Felling (2.6 miles)
Distance to Newcastle upon Tyne: about 3.9 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 postcode district NE31 in and around Hebburn, along with neighbouring Jarrow, Wallsend and Felling.

What it costs in Hebburn

A guide price for Hebburn: around £50,500–£68,000 (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 £1,800–£2,430 per m² of new floor space, including VAT at 20%. 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	£1,660–£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 Hebburn

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 Hebburn homes

Glazing and the Part L 25% rule

In England, new windows, roof lights and glazed doors in an extension are normally limited to 25% of the extension's floor area plus the area of any windows or doors removed. Larger glazing is possible, but needs SAP or compensating calculations, so we plan the rear doors around this from the start.

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

Start at your house
We come to your home in Hebburn, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
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.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about kitchen extensions with bedrooms above in Hebburn

Which postcodes do you cover around Hebburn?

We cover Hebburn (NE31) and nearby places including Jarrow, Wallsend and Felling, plus the rest of Tyne and Wear. The first site visit is free.

Who handles building regulations for a project in Hebburn?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. 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 Hebburn?

Hebburn 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

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Book a free site visit in Hebburn and we'll tell you what's possible, what approvals you need and what the design stage would cost.