Kitchen extensions with bedrooms above in Kettering
Adding a kitchen extension with bedrooms above in Kettering gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
Before you start in Kettering, here's what applies.
- Postcode districts
- NN14, NN15 and NN16
- County / area
- Northamptonshire, England
- Price region
- East Midlands
- Guide price
- £55,000–£74,000 (£1,960–£2,650 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
- Desborough (5 miles), Wellingborough (6.7 miles), Corby (6.9 miles)
- Distance to Northampton
- about 12.2 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 Kettering we also work in Desborough, Wellingborough and Corby, and across the rest of Northamptonshire. Postcode districts in and near Kettering: NN14, NN15 and NN16.
What it costs in Kettering
A guide price for Kettering: around £55,000–£74,000 (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 £1,960–£2,650 per m² of new floor space, including VAT at 20%. Design fees, structural calculations and approval fees are separate and listed on our prices page.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,800–£2,430 per m² | £50,500–£68,000 |
| Standard | £1,960–£2,650 per m² | £55,000–£74,000 |
| Premium | £2,350–£3,180 per m² | £66,000–£89,000 |
Planning and building regulations in Kettering
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 Kettering 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.
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
Measure and listen
A visit to Kettering to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
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.
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 Kettering
Which postcodes do you cover around Kettering?
We cover Kettering (NN14, NN15 and NN16) and nearby places including Desborough, Wellingborough and Corby, plus the rest of Northamptonshire. The first site visit is free.
Do I need planning permission for a kitchen extension with bedrooms above in Kettering?
Kettering 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.
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 Kettering, including:
Other extensions in Kettering
All two-storey extension services in Kettering · Kitchen extensions with bedrooms above across Northamptonshire
The quickest next step is a visit. We'll look at your house in Kettering and give you an honest view of the options.