Kitchen extensions with bedrooms above in Loanhead

Before you start in Loanhead, here's what applies.

Postcode districts: EH17, EH20 and EH25
County / area: Edinburgh and the Lothians, 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: Bonnyrigg (2.1 miles), Dalkeith (3.6 miles), Penicuik (4.2 miles)
Distance to Edinburgh: about 5.2 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 Loanhead we also work in Bonnyrigg, Dalkeith and Penicuik, and across the rest of Edinburgh and the Lothians. Postcode districts in and near Loanhead: EH17, EH20 and EH25.

What it costs in Loanhead

Our guide for Scotland is £1,880–£2,540 per m² including VAT. On a project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that puts a kitchen extension with bedrooms above in Loanhead at roughly £52,500–£71,000 (kitchen units and worktops priced separately). 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	£1,730–£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 Loanhead

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 Loanhead 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

Understand the brief
At your home in Loanhead we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Loanhead.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
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 Loanhead

Do I need planning permission for a kitchen extension with bedrooms above in Loanhead?

Loanhead 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.

How much does a kitchen extension with bedrooms above cost in Loanhead?

Our guide for Scotland, which covers Loanhead, is £1,880–£2,540 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 £52,500–£71,000 (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.

Who handles building standards for a project in Loanhead?

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.

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

Close to Loanhead? We work across the area, including:

Other extensions in Loanhead

All two-storey extension services in Loanhead · Kitchen extensions with bedrooms above across Edinburgh and the Lothians

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Loanhead.