Extensions over a garage in Broxburn

Before you start in Broxburn, here's what applies.

Postcode districts: EH28 and EH52
County / area: Edinburgh and the Lothians, Scotland
Price region: Scotland
Guide price: £29,500–£43,000 (£1,640–£2,400 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 an extension over a garage

An extension over a garage suits you if you have an attached single garage beside the house and need an extra bedroom or a larger main bedroom with an en-suite. You get an inspection of the garage structure, a design that matches the house, the approvals your nation needs, structural design, a building warrant and the build, carried out by vetted teams working under S&K.

We cover Broxburn (EH28 and EH52) and the places around it, including Livingston (2.9 miles), Queensferry (4.8 miles) and Linlithgow.

What it costs in Broxburn

Using our Scotland rates, an extension over a garage with 3 m × 6 m of new first-floor space (18 m²) comes to about £29,500–£43,000, including VAT. Bigger or more glazed designs cost more per m². The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	3 m × 6 m of new first-floor space (18 m²)
Essential	£1,510–£2,210 per m²	£27,000–£39,500
Standard	£1,640–£2,400 per m²	£29,500–£43,000
Premium	£1,970–£2,880 per m²	£35,500–£52,000

Planning and building standards in Broxburn

In Scotland, a room over a garage makes the extension more than one storey, so Class 1B applies, which needs at least 10 m to every boundary for permitted development. Attached garages are rarely that far from the boundary, so expect a householder application (£371, decided within two months) and a building warrant.

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

Fire separation

If the garage stays a garage, the floor between it and the room above, and any door into the house, must give fire separation under building standards. That usually means fire-resisting plasterboard ceilings, sealed gaps and a fire door, which we design in from the start.

Checking the garage foundations

Garages are often built on shallow strip footings sized for a single-storey wall and a light roof. A trial hole shows their depth and condition, and the engineer decides whether they can carry two storeys or need underpinning or new foundations inside the garage.

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.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about extensions over a garage in Broxburn

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.

Which postcodes do you cover around Broxburn?

We cover Broxburn (EH28 and EH52) and nearby places including Livingston, Queensferry and Linlithgow, plus the rest of Edinburgh and the Lothians. The first site visit is free.

How long does an extension over a garage 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.

How do I get into a room over the garage?

Usually through a new opening off the existing landing or a bedroom, so the stairs stay where they are. If the floor levels do not match, a step or two may be needed inside the new room. Where a landing opening is not practical, a new stair from a converted garage is an option.

Do I need to convert the garage as well?

No. You can keep the garage for parking or storage and build only the room above, as long as the floor between them and any door into the house meet fire separation rules. Converting the garage at the same time is often good value, because the walls and foundations may be upgraded anyway.

Nearby

Close to Broxburn? We work across the area, including:

Other extensions in Broxburn

All two-storey extension services in Broxburn · Extensions over a garage across Edinburgh and the Lothians

The quickest next step is a visit. We'll look at your house in Broxburn and give you an honest view of the options.