Kitchen extensions with bedrooms above in Kelso
Thinking about a kitchen extension with bedrooms above in Kelso? 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.
Before you start in Kelso, here's what applies.
- Postcode districts
- TD3, TD5 and TD10
- County / area
- The Scottish Borders, Scotland
- Price region
- Scotland
- Guide price
- £52,500–£71,000 (£1,880–£2,540 per m²), kitchen units and worktops priced separately
- Approval route
- Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
- Nearest towns
- Jedburgh (9.4 miles), Galashiels (14.6 miles), Selkirk (16.2 miles)
- Distance to Hawick
- about 18.4 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 Kelso (TD3, TD5 and TD10) and the places around it, including Jedburgh (9.4 miles), Galashiels (14.6 miles) and Selkirk.
What it costs in Kelso
Most of the cost of a kitchen extension with bedrooms above is set by its size and specification. For Kelso and the rest of Scotland, our guide is £1,880–£2,540 per m² including VAT, so about £52,500–£71,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,730–£2,330 per m² | £48,500–£65,500 |
| Standard | £1,880–£2,540 per m² | £52,500–£71,000 |
| Premium | £2,260–£3,050 per m² | £63,000–£85,500 |
Planning and building standards in Kelso
In Scotland, a two-storey kitchen extension falls under Class 1B, which needs at least 10 m to every boundary for permitted development. Most gardens are too narrow, so expect a householder application, which costs £371 and is decided within two months. A building warrant covers the structure, ventilation and energy standards.
Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.
Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.
Design points for Kelso homes
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.
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
Look at the house
We start in Kelso with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Get it approved
Once you're happy with the design we submit it to the council for Kelso and deal with any questions from the planning officer.
Technical design
We prepare the building warrant 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 Kelso
Who handles building standards for a project in Kelso?
We handle it as part of the project. What's needed in Scotland: a building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
How long does a kitchen extension with bedrooms above take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), 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.
Do I need planning permission for a kitchen extension with bedrooms above in Kelso?
Kelso is in Scotland. Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
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
We also cover places near Kelso, including:
Other extensions in Kelso
All two-storey extension services in Kelso · Kitchen extensions with bedrooms above across the Scottish Borders
Tell us about your house in Kelso and we'll call you back to arrange a free, no-obligation visit.