Kitchen extensions with bedrooms above in Holywell (Clwyd)
A kitchen extension with bedrooms above is one of the most space-efficient ways to add bedrooms and living space to a house in Holywell (Clwyd), because the new floors share one set of foundations and one roof.
Before you start in Holywell (Clwyd), here's what applies.
- Postcode districts
- CH8
- County / area
- Clwyd, 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
- Flint (4.5 miles), Mold (8.3 miles), Prestatyn (8.6 miles)
- Distance to Wrexham
- about 18.6 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.
We cover Holywell (Clwyd) (CH8) and the places around it, including Flint (4.5 miles), Mold (8.3 miles) and Prestatyn.
What it costs in Holywell (Clwyd)
Expect a kitchen extension with bedrooms above in Holywell (Clwyd) 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. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| 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 Holywell (Clwyd)
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 Holywell (Clwyd) 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
Visit and first ideas
One of our team visits your house in Holywell (Clwyd), checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Holywell (Clwyd) 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.
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 Holywell (Clwyd)
How much does a kitchen extension with bedrooms above cost in Holywell (Clwyd)?
Our guide for Wales, which covers Holywell (Clwyd), is £1,840–£2,480 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 £51,500–£69,500 (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.
Which postcodes do you cover around Holywell (Clwyd)?
We cover Holywell (Clwyd) (CH8) and nearby places including Flint, Mold and Prestatyn, plus the rest of Clwyd. The first site visit is free.
Do I need planning permission for a kitchen extension with bedrooms above in Holywell (Clwyd)?
Holywell (Clwyd) 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 the kitchen be bigger than the bedrooms above it?
Yes. With planning permission, the ground floor can extend further than the first floor, giving a part single, part two-storey design. In Wales, permitted development allows the ground floor to go 4 m and the first floor 3 m beyond the original rear wall. We show both options at the design stage.
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
Close to Holywell (Clwyd)? We work across the area, including:
Other extensions in Holywell (Clwyd)
All two-storey extension services in Holywell (Clwyd) · Kitchen extensions with bedrooms above across Clwyd
Book a free site visit in Holywell (Clwyd) and we'll tell you what's possible, what approvals you need and what the design stage would cost.