Kitchen extensions with bedrooms above in Hedon
Want to stay in Hedon but need more space? A kitchen extension with bedrooms above adds floor area on two levels without giving up much garden. Here's what's involved.
Hedon: the key facts for this kind of project.
- Postcode districts
- HU11, HU12 and HU19
- County / area
- East Riding of Yorkshire, England
- Price region
- Yorkshire and the Humber
- Guide price
- £51,500–£69,500 (£1,840–£2,480 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
- Hull (5.7 miles), Immingham (8.7 miles), Barton-upon-Humber (10.7 miles)
- Distance to Hull
- about 5.7 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 Hedon we also work in Hull, Immingham and Barton-upon-Humber, and across the rest of East Riding of Yorkshire. Postcode districts in and near Hedon: HU11, HU12 and HU19.
What it costs in Hedon
In Yorkshire and the Humber, which includes Hedon, we'd expect a kitchen extension with bedrooms above to cost around £51,500–£69,500 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £1,840–£2,480 per m² including VAT. 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 | £1,690–£2,290 per m² | £47,500–£64,000 |
| Standard | £1,840–£2,480 per m² | £51,500–£69,500 |
| Premium | £2,210–£2,980 per m² | £62,000–£83,500 |
Planning and building regulations in Hedon
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 Hedon 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.
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.
How we'd run your project
Measure and listen
A visit to Hedon to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about kitchen extensions with bedrooms above in Hedon
Which postcodes do you cover around Hedon?
We cover Hedon (HU11, HU12 and HU19) and nearby places including Hull, Immingham and Barton-upon-Humber, plus the rest of East Riding of Yorkshire. The first site visit is free.
Do I need planning permission for a kitchen extension with bedrooms above in Hedon?
Hedon 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.
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.
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
Nearby towns we cover for kitchen extensions with bedrooms above:
Other extensions in Hedon
All two-storey extension services in Hedon · Kitchen extensions with bedrooms above across East Riding of Yorkshire
Book a free site visit in Hedon and we'll tell you what's possible, what approvals you need and what the design stage would cost.