Kitchen extensions with bedrooms above in Mid Glamorgan

Mid Glamorgan at a glance

Nation: Wales
Price region: Wales
Postcode areas: CF
Towns covered: 27 listed below, plus surrounding villages
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.
Site visits: Free, no obligation

What a kitchen extension with bedrooms above involves

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.

Across Mid Glamorgan we cover Rhondda (CF43), Tonypandy (CF40), Bridgend (CF31), Merthyr Tydfil (CF47), Coity (CF31) and Pontypridd (CF37), plus the smaller places around them.

Guide price in Wales

In Wales, which includes Mid Glamorgan, we'd expect a kitchen extension with bedrooms above to cost 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), or £1,840–£2,480 per m² including VAT. Design fees, structural calculations and approval fees are separate and listed on our prices page.

Spec	Per m²	Typical project
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

Rules in Wales

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).

The Party Wall etc. Act 1996 applies in Wales, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

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.

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 work in Mid Glamorgan

Start at your house
We come to your home in Mid Glamorgan, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Towns we cover in Mid Glamorgan

Kitchen extensions with bedrooms above in Mid Glamorgan: questions

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

In Wales our guide is £1,840–£2,480 per m² including VAT, so about £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). Essential and Premium specs move that by roughly 8% down or 20% up.

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.

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.

Will I need planning permission in Mid Glamorgan?

Mid Glamorgan is in Wales. 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.

Neighbouring areas

All extension services in Mid Glamorgan · About kitchen extensions with bedrooms above