Kitchen extensions with bedrooms above in Letchworth Garden City
We plan and build kitchen extensions with bedrooms above for homeowners in Letchworth Garden City and nearby. Every project starts with a free visit and a design stage priced in writing before any work begins.
What we'd confirm first for a project in Letchworth Garden City.
- Postcode districts
- SG6
- County / area
- Hertfordshire, England
- Price region
- East of England
- Guide price
- £57,500–£78,000 (£2,060–£2,780 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
- Baldock (1.7 miles), Hitchin (3.2 miles), Henlow (4.3 miles)
- Distance to Watford
- about 23.5 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 Letchworth Garden City we also work in Baldock, Hitchin and Henlow, and across the rest of Hertfordshire. Postcode district in and near Letchworth Garden City: SG6.
What it costs in Letchworth Garden City
Most of the cost of a kitchen extension with bedrooms above is set by its size and specification. For Letchworth Garden City and the rest of the East of England, our guide is £2,060–£2,780 per m² including VAT, so about £57,500–£78,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Keep a contingency of around 10% for things nobody can see until the ground is opened up.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,900–£2,560 per m² | £53,000–£71,500 |
| Standard | £2,060–£2,780 per m² | £57,500–£78,000 |
| Premium | £2,470–£3,340 per m² | £69,000–£93,500 |
Planning and building regulations in Letchworth Garden City
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 Letchworth Garden City 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.
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.
How we'd run your project
Understand the brief
At your home in Letchworth Garden City we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Questions about kitchen extensions with bedrooms above in Letchworth Garden City
Do I need planning permission for a kitchen extension with bedrooms above in Letchworth Garden City?
Letchworth Garden City 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.
Which postcodes do you cover around Letchworth Garden City?
We cover Letchworth Garden City (SG6) and nearby places including Baldock, Hitchin and Henlow, plus the rest of Hertfordshire. The first site visit is free.
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 Letchworth Garden City
All two-storey extension services in Letchworth Garden City · Kitchen extensions with bedrooms above across Hertfordshire
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Letchworth Garden City.