Kitchen extensions with bedrooms above in Worcester
If you live in Worcester and need more room without moving, a kitchen extension with bedrooms above is worth a serious look. We handle the drawings, approvals, structure and build.
The basics for Worcester at a glance.
- Postcode districts
- WR1, WR2, WR3, WR4 and WR5
- County / area
- Worcestershire, England
- Price region
- West Midlands
- Guide price
- £56,000–£75,500 (£2,000–£2,700 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
- Droitwich (6.1 miles), Great Malvern (7 miles), Stourport-on-Severn (10.7 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 postcode districts WR1, WR2, WR3, WR4 and WR5 in and around Worcester, along with neighbouring Droitwich, Great Malvern and Stourport-on-Severn.
What it costs in Worcester
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). We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| 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 |
Planning and building regulations in Worcester
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 Worcester 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
Look at the house
We start in Worcester with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about kitchen extensions with bedrooms above in Worcester
Do I need planning permission for a kitchen extension with bedrooms above in Worcester?
Worcester 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.
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.
Which postcodes do you cover around Worcester?
We cover Worcester (WR1, WR2, WR3, WR4 and WR5) and nearby places including Droitwich, Great Malvern and Stourport-on-Severn, plus the rest of Worcestershire. The first site visit is free.
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.
Nearby
Nearby towns we cover for kitchen extensions with bedrooms above:
Other extensions in Worcester
All two-storey extension services in Worcester · Kitchen extensions with bedrooms above across Worcestershire
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Worcester.