Kitchen extensions with bedrooms above in Poynton
Homes in Poynton with a bit of space to the side or rear can often take a kitchen extension with bedrooms above. We'll tell you honestly whether yours can, and what approvals it needs.
Quick reference for homeowners in Poynton.
- Postcode districts
- SK12
- County / area
- Cheshire, England
- Price region
- North West England
- Guide price
- £53,000–£72,000 (£1,900–£2,560 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
- Bramhall (2.1 miles), Hazel Grove (2.3 miles), Cheadle Hulme (3.5 miles)
- Distance to Warrington
- about 19.3 miles
- First visit
- Free, no obligation
About a kitchen extension with bedrooms above
A kitchen extension with bedrooms above is a two-storey extension designed so the ground floor becomes a larger, usually open-plan kitchen and dining space, with one or two bedrooms or a bathroom on the first floor. It is a natural fit for a two-storey rear extension. The key design issues are the steel beams that open up the house, glazing and ventilation.
We cover Poynton (SK12) and the places around it, including Bramhall (2.1 miles), Hazel Grove (2.3 miles) and Cheadle Hulme.
What it costs in Poynton
Using our North West England rates, a kitchen extension with bedrooms above with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £53,000–£72,000 (kitchen units and worktops priced separately), including VAT. Bigger or more glazed designs cost more per m². 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 | £1,750–£2,360 per m² | £49,000–£66,000 |
| Standard | £1,900–£2,560 per m² | £53,000–£72,000 |
| Premium | £2,280–£3,080 per m² | £64,000–£86,000 |
Planning and building regulations in Poynton
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 Poynton 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.
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
Start at your house
We come to your home in Poynton, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
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 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 Poynton
How much does a kitchen extension with bedrooms above cost in Poynton?
Our guide for North West England, which covers Poynton, is £1,900–£2,560 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 £53,000–£72,000 (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.
Do I need planning permission for a kitchen extension with bedrooms above in Poynton?
Poynton 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.
Who handles building regulations for a project in Poynton?
We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. 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 Poynton? We work across the area, including:
Other extensions in Poynton
All two-storey extension services in Poynton · Kitchen extensions with bedrooms above across Cheshire
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.