Kitchen extensions with bedrooms above in the West Midlands

West Midlands at a glance

Nation: England
Price region: West Midlands
Postcode areas: B, CV, DY, WS, WV
Towns covered: 33 listed below, plus surrounding villages
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.
Site visits: Free, no obligation

What a kitchen extension with bedrooms above involves

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.

Towns in the West Midlands include Birmingham (B1), Coventry (CV1), Wolverhampton (WV1), Dudley (DY1), Walsall (WS1) and Solihull (B91). If yours isn't listed, we still cover it.

Guide price in the West Midlands

Guide prices for kitchen extensions with bedrooms above in the West Midlands are around £2,000–£2,700 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 £56,000–£75,500 (kitchen units and worktops priced separately). These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	Typical project
Essential	£1,840–£2,480 per m²	£51,500–£69,500
Standard	£2,000–£2,700 per m²	£56,000–£75,500
Premium	£2,400–£3,240 per m²	£67,000–£90,500

Rules in England

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.

The Party Wall etc. Act 1996 applies, 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 the West Midlands

Understand the brief
At your home in the West Midlands we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Get it approved
Once you're happy with the design we submit it to the council for the West Midlands and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Towns we cover in the West Midlands

Kitchen extensions with bedrooms above in the West Midlands: questions

How much does a kitchen extension with bedrooms above cost in the West Midlands?

In the West Midlands our guide is £2,000–£2,700 per m² including VAT, so about £56,000–£75,500 (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.

Will I need planning permission in the West Midlands?

West Midlands is in England. 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.

Neighbouring areas

All extension services in the West Midlands · About kitchen extensions with bedrooms above