Kitchen extensions with bedrooms above in Tynemouth
Our kitchen extensions with bedrooms above service in Tynemouth covers everything: measured survey, design, planning or permitted development checks, structural design, building control and the build itself.
Useful details for planning a kitchen extension with bedrooms above in Tynemouth.
- Postcode districts
- NE30
- County / area
- Tyne and Wear, England
- Price region
- North East England
- Guide price
- £50,500–£68,000 (£1,800–£2,430 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
- North Shields (0.9 miles), South Shields (1.4 miles), Whitley Bay (1.7 miles)
- Distance to Newcastle upon Tyne
- about 8.1 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 Tynemouth we also work in North Shields, South Shields and Whitley Bay, and across the rest of Tyne and Wear. Postcode district in and near Tynemouth: NE30.
What it costs in Tynemouth
Guide prices for kitchen extensions with bedrooms above in North East England are around £1,800–£2,430 per m² of new floor space, including VAT. For a typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that's roughly £50,500–£68,000 (kitchen units and worktops priced separately). Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,660–£2,240 per m² | £46,500–£62,500 |
| Standard | £1,800–£2,430 per m² | £50,500–£68,000 |
| Premium | £2,160–£2,920 per m² | £60,500–£81,500 |
Planning and building regulations in Tynemouth
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 Tynemouth homes
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.
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.
How we'd run your project
Measure and listen
A visit to Tynemouth to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Tynemouth and deal with any questions from the planning officer.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
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 Tynemouth
How long does a kitchen extension with bedrooms above take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), 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.
Who handles building regulations for a project in Tynemouth?
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.
Which postcodes do you cover around Tynemouth?
We cover Tynemouth (NE30) and nearby places including North Shields, South Shields and Whitley Bay, plus the rest of Tyne and Wear. The first site visit is free.
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
The same service in neighbouring towns:
Other extensions in Tynemouth
All two-storey extension services in Tynemouth · Kitchen extensions with bedrooms above across Tyne and Wear
Tell us about your house in Tynemouth and we'll call you back to arrange a free, no-obligation visit.