Design and build two-storey extensions in Ayrshire

Ayrshire at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: KA, PA
Towns covered: 16 listed below, plus surrounding villages
Site visits: Free, no obligation

What a design and build project involves

A design and build project for a two-storey extension involves one team taking responsibility for the whole job: the survey, design, planning or permitted development, structural engineering, building standards, party wall matters where they apply and the construction itself. You deal with one point of contact instead of coordinating an architect, engineer and builder separately. The design stage is priced first, then the build at a fixed price.

Ayrshire towns we list: Kilmarnock (KA1), Ayr (KA6), Irvine (KA11), Kilwinning (KA13), Troon (KA10) and Prestwick (KA8). Every other address in Ayrshire is covered as well.

Fees

The design stage is priced in writing before it starts, and the build is a fixed price in writing once the design is agreed.

Rules in Scotland

In Scotland, design and build covers the Class 1B check or a householder application (£371), the building warrant from the council's building standards service before work starts, and the completion certificate at the end. There is no Party Wall Act, so we handle neighbour matters under common law and title deeds.

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.

There is no Party Wall Act in Scotland. Shared walls and boundaries are governed by title deeds and common law, so we speak to neighbours early and record the condition of shared structures.

Getting the design right

Cost checking as you design

Because the people drawing the extension also build it, each design option comes with a guide cost. That avoids the common problem of an approved design that turns out to be too expensive once builders price it.

How the stages work

We start with a free site visit, then a design stage priced in writing before it begins. That covers the survey, design, approvals, structural design and building standards. Once the design is agreed, the build price is fixed in writing before work starts.

How we work in Ayrshire

Visit and first ideas
One of our team visits your house in Ayrshire, 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 Scotland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the completion certificate at the end.

Towns we cover in Ayrshire

Design and build two-storey extensions in Ayrshire: questions

When is the build price fixed?

Once the design is agreed and the drawings, structural calculations and specification are complete. Before that we give guide costs at each stage. The fixed price is set out in writing before work starts, and any changes you ask for after that are priced separately before they are made.

Who builds my extension?

Your extension is built by vetted teams working under S&K, with the project managed by us from design to completion. You have one point of contact throughout, and the same team that prepared the design is responsible for the build.

Do I have to use you for the build if I pay for the design stage?

No. The design stage is priced separately, so you can take the approved drawings to other builders if you choose. Most people who use design and build carry on to the build, because the design has been costed as it developed.

Neighbouring areas

All extension services in Ayrshire · About design and build two-storey extensions