Two-storey extensions for detached houses in Broxburn

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

Postcode districts: EH28 and EH52
County / area: Edinburgh and the Lothians, Scotland
Price region: Scotland
Guide price: £81,000–£108,500 (£1,930–£2,580 per m²)
Approval route: Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
Nearest towns: Livingston (2.9 miles), Queensferry (4.8 miles), Linlithgow (5.9 miles)
Distance to Edinburgh: about 10.7 miles
First visit: Free, no obligation

About a two-storey extension for a detached house

A two-storey extension for a detached house is a two-floor addition to the side, rear or both of a house that stands on its own plot. Detached houses often have room on more than one side, so there is more choice of layout and fewer shared-wall issues. The design still needs to respect boundaries, neighbours' windows and the look of the house.

Around Broxburn we also work in Livingston, Queensferry and Linlithgow, and across the rest of Edinburgh and the Lothians. Postcode districts in and near Broxburn: EH28 and EH52.

What it costs in Broxburn

Guide prices for two-storey extensions for detached houses in Scotland are around £1,930–£2,580 per m² of new floor space, including VAT. For a typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space), that's roughly £81,000–£108,500. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,770–£2,380 per m²	£74,500–£100,000
Standard	£1,930–£2,580 per m²	£81,000–£108,500
Premium	£2,310–£3,100 per m²	£97,000–£130,500

Planning and building standards in Broxburn

In Scotland, a detached house on a large plot may be able to use Class 1B permitted development if no part of the two-storey extension is within 10 m of any boundary, it is no higher than the house and is not in a conservation area. Otherwise a householder application costs £371. A building warrant is needed either way.

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.

Design points for Broxburn homes

Larger spans and steelwork

Bigger extensions often mean wider openings and longer spans, which need more steel and sometimes a steel frame. The engineer designs these early, because the size of the steel affects ceiling heights, floor depths and the cost.

Choosing the best side

On a detached house you can often extend on either side or the rear. We look at orientation for daylight, where the stairs and landing are, the distance to each boundary, drains and trees, so the extension goes where it adds the most useful space.

How we'd run your project

Understand the brief
At your home in Broxburn we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
Finish and certify
Second fix, plastering and making good, then the council's final building standards inspection and the completion paperwork.

Questions about two-storey extensions for detached houses in Broxburn

Do I need planning permission for a two-storey extension for a detached house in Broxburn?

Broxburn is in Scotland. Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.

Who handles building standards for a project in Broxburn?

We handle it as part of the project. What's needed in Scotland: 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. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

How long does a two-storey extension for a detached house take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), 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.

Is a detached house extension a better investment than moving?

It often costs less than the gap between your house and a larger one nearby, once property tax, legal fees and removal costs are counted, but that depends on your area. Extending also has limits: every street has a ceiling price. We give you build costs so you can compare them with local asking prices.

Can I extend a detached house on both sides?

Sometimes. With planning permission, a council may accept extensions on both sides if the house stays well proportioned and keeps gaps to the boundaries. It is more common to extend on one side and the rear, or with a wraparound. We look at the plot as a whole before suggesting more than one extension.

Nearby

The same service in neighbouring towns:

Other extensions in Broxburn

All two-storey extension services in Broxburn · Two-storey extensions for detached houses across Edinburgh and the Lothians

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.