Kitchen extensions with bedrooms above in Holyhead

What we'd confirm first for a project in Holyhead.

Postcode districts: LL64 and LL65
County / area: Gwynedd and Anglesey, Wales
Price region: Wales
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 the ground floor goes no more than 4 m and the first floor no more than 3 m beyond the original rear wall, with the first floor 10.5 m from the rear boundary.
Nearest towns: Llangefni (13.7 miles), Amlwch (13.8 miles), Caernarfon (18.8 miles)
Distance to Bangor (Gwynedd and Anglesey): about 21.5 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 Holyhead we also work in Llangefni, Amlwch and Caernarfon, and across the rest of Gwynedd and Anglesey. Postcode districts in and near Holyhead: LL64 and LL65.

What it costs in Holyhead

Expect a kitchen extension with bedrooms above in Holyhead to land somewhere 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). Our Wales guide rate is £1,840–£2,480 per m², including VAT. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

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 Holyhead

In Wales, a kitchen extension with bedrooms above can be permitted development if the kitchen goes no more than 4 m and the first floor no more than 3 m beyond the original rear wall, with the first floor 10.5 m from the rear boundary. This lets the kitchen project further than the bedrooms. Otherwise a householder application costs £585.

Approval in Wales: Householder planning application: £585. Councils normally decide householder applications within 8 weeks.

Building regulations: Building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency).

Design points for Holyhead homes

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.

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.

How we'd run your project

Look at the house
We start in Holyhead with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings, then consent
We draw the scheme, check it against the rules in Wales, and take it through the right consent with the council.
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 Holyhead

How long does a kitchen extension with bedrooms above take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils normally decide householder applications within 8 weeks), 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.

Who handles building regulations for a project in Holyhead?

We handle it as part of the project. What's needed in Wales: building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency). 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 Holyhead?

Holyhead is in Wales, so Wales planning rules apply. It may be permitted development if the ground floor goes no more than 4 m and the first floor no more than 3 m beyond the original rear wall, with the first floor 10.5 m from the rear boundary. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

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 Holyhead

All two-storey extension services in Holyhead · Kitchen extensions with bedrooms above across Gwynedd and Anglesey

Tell us about your house in Holyhead and we'll call you back to arrange a free, no-obligation visit.