Kitchen extensions with bedrooms above in Stornoway
Thinking about a kitchen extension with bedrooms above in Stornoway? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
We take on projects in Stornoway by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
Useful details for planning a kitchen extension with bedrooms above in Stornoway.
- Postcode districts
- HS1 and HS2
- County / area
- The Highlands, Moray and Islands, 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
- Dingwall (83.5 miles), Alness (85.8 miles), Invergordon (89 miles)
- Distance to Inverness
- about 94.2 miles
- First visit
- By arrangement
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.
We cover Stornoway (HS1 and HS2) and the places around it, including Dingwall (83.5 miles), Alness (85.8 miles) and Invergordon.
What it costs in Stornoway
Most of the cost of a kitchen extension with bedrooms above is set by its size and specification. For Stornoway and the rest of Scotland, our guide is £1,880–£2,540 per m² including VAT, so about £52,500–£71,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). 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 | £1,730–£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 Stornoway
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 Stornoway homes
Bedrooms over a kitchen
Bedrooms above need an escape window or a protected route to the stairs, plus good sound insulation from the kitchen below. We position the stairs, landing and bedroom doors so the new rooms connect naturally to the existing first floor.
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
Visit by arrangement
We agree a visit to your home in Stornoway and any travel costs with you in writing first, then look at the structure, access and boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Stornoway and deal with any questions from the planning officer.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
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 Stornoway
How much does a kitchen extension with bedrooms above cost in Stornoway?
Our guide for Scotland, which covers Stornoway, 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.
Do I need planning permission for a kitchen extension with bedrooms above in Stornoway?
Stornoway 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.
Who handles building standards for a project in Stornoway?
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 Stornoway? We work across the area, including:
Other extensions in Stornoway
All two-storey extension services in Stornoway · Kitchen extensions with bedrooms above across the Highlands, Moray and Islands
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.