Kitchen extensions with bedrooms above in Tredegar

What we'd confirm first for a project in Tredegar.

Postcode districts: NP22
County / area: Gwent, Wales
Price region: Wales
Guide price: £51,500–£69,500 (£1,840–£2,480 per m²), kitchen units and worktops priced separately
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.
Nearest towns: Ebbw Vale (1.7 miles), Rhymney (1.9 miles), Brynmawr (3.3 miles)
Distance to Newport (Gwent): about 16.6 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 Tredegar (NP22) and the places around it, including Ebbw Vale (1.7 miles), Rhymney (1.9 miles) and Brynmawr.

What it costs in Tredegar

A guide price for Tredegar: 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). That works out at £1,840–£2,480 per m² of new floor space, including VAT at 20%. 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	£1,690–£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

Planning and building regulations in Tredegar

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).

Design points for Tredegar 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

Visit and first ideas
One of our team visits your house in Tredegar, checks the walls, roof and drains, and sketches out options with you.
Design and approvals
We draw the extension and check it against the rules for Wales, then apply for planning permission or a certificate of lawfulness, whichever fits.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about kitchen extensions with bedrooms above in Tredegar

Who handles building regulations for a project in Tredegar?

We handle it as part of the project. What's needed in Wales: building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency). We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

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

Tredegar is in Wales, so Wales planning rules apply. 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. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

How long does a kitchen extension with bedrooms above take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils normally decide householder applications within 8 weeks), 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 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.

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

The same service in neighbouring towns:

Other extensions in Tredegar

All two-storey extension services in Tredegar · Kitchen extensions with bedrooms above across Gwent

Tell us about your house in Tredegar and we'll call you back to arrange a free, no-obligation visit.