Two-storey extensions for detached houses in Dunbar

Useful details for planning a two-storey extension for a detached house in Dunbar.

Postcode districts: EH42
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: North Berwick (9 miles), Haddington (10.8 miles), Tranent (17.4 miles)
Distance to Edinburgh: about 26.6 miles
First visit: Free, no obligation

About a two-storey extension for a detached house

This service suits you if you own a detached house and want a substantial amount of extra space, whether a side extension over a drive, a rear extension into the garden or a wraparound. You get a survey of the whole plot, options that compare layouts and costs, the approvals your nation needs, structural design and the build, carried out by vetted teams working under S&K.

We cover postcode district EH42 in and around Dunbar, along with neighbouring North Berwick, Haddington and Tranent.

What it costs in Dunbar

A guide price for Dunbar: around £81,000–£108,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £1,930–£2,580 per m² of new floor space, including VAT at 20%. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

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 Dunbar

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 Dunbar homes

Keeping it subordinate

Large detached houses can take a large extension, but councils still expect it to look secondary to the main house. A lower ridge, a modest set-back at the front and matching materials keep the proportions right, even on a wide plot.

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.

How we'd run your project

Look at the house
We start in Dunbar with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey extensions for detached houses in Dunbar

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.

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

Dunbar 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 Dunbar?

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.

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.

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.

Nearby

Other towns near Dunbar:

Other extensions in Dunbar

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

Book a free site visit in Dunbar and we'll tell you what's possible, what approvals you need and what the design stage would cost.