First-floor extensions in Stornoway
For a first-floor extension in Stornoway, the first questions are always the same: how big, which approvals, and what it will cost. This page answers all three for the Highlands, Moray and Islands.
We take on projects in Stornoway by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
Quick reference for homeowners in Stornoway.
- Postcode districts
- HS1 and HS2
- County / area
- The Highlands, Moray and Islands, Scotland
- Price region
- Scotland
- Guide price
- £23,500–£34,000 (£1,690–£2,440 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
- Dingwall (83.5 miles), Alness (85.8 miles), Invergordon (89 miles)
- Distance to Inverness
- about 94.2 miles
- First visit
- By arrangement
About a first-floor extension
A first-floor extension suits you if your house already has a single-storey extension and you need more space upstairs. You get a structural check of the existing walls and foundations, a design that ties the new floor into the house, the approvals your nation needs, a building warrant and the build, managed by us and carried out by vetted teams working under S&K.
We cover Stornoway (HS1 and HS2) and the places around it, including Dingwall (83.5 miles), Alness (85.8 miles) and Invergordon.
What it costs in Stornoway
A guide price for Stornoway: around £23,500–£34,000 for 4 m × 3.5 m of new first-floor space (14 m²). That works out at £1,690–£2,440 per m² of new floor space, including VAT at 20%. Professional fees for drawings and the structural engineer are listed separately on our prices page.
| Spec | Per m² | 4 m × 3.5 m of new first-floor space (14 m²) |
|---|---|---|
| Essential | £1,560–£2,250 per m² | £22,000–£31,500 |
| Standard | £1,690–£2,440 per m² | £23,500–£34,000 |
| Premium | £2,030–£2,930 per m² | £28,500–£41,000 |
Planning and building standards in Stornoway
In Scotland, permitted development for extensions of more than one storey (Class 1B) needs at least 10 m to every boundary and no part higher than the house. Most first-floor extensions cannot meet the 10 m test, so plan for a householder application (£371, decided within two months) and a building warrant before work starts.
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 Stornoway homes
Replacing the flat roof
The existing roof usually comes off and is replaced by a new first-floor structure. The room below is exposed for a short time, so we plan temporary weatherproofing and sequence the work to keep the kitchen or living room usable for as long as possible.
Can the existing structure take it?
Many single-storey extensions were built with foundations, walls and lintels sized for one storey. We find out what is there with trial holes and, where available, the original building standards drawings. The engineer then decides whether to reuse, strengthen or rebuild parts of the structure.
How we'd run your project
Visit by arrangement
We agree a visit to your home in Stornoway and any travel costs with you in writing first, then look at the structure, access and boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Stornoway and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Questions about first-floor extensions in Stornoway
How much does a first-floor extension cost in Stornoway?
Our guide for Scotland, which covers Stornoway, is £1,690–£2,440 per m² including VAT. A typical project with 4 m × 3.5 m of new first-floor space (14 m²) comes to about £23,500–£34,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
How long does a first-floor extension 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.
Which postcodes do you cover around Stornoway?
We cover Stornoway (HS1 and HS2) and nearby places including Dingwall, Alness and Invergordon, plus the rest of the Highlands, Moray and Islands. Visits and projects in Stornoway are by arrangement, with travel costs agreed in writing first.
What happens to the room below while the first floor is built?
The old roof is removed, so the room below is exposed for a short period. We fit temporary weather protection, plan the work so the roof comes off only when the new structure is ready, and agree with you which rooms will be out of use and for roughly how long.
Can I build on top of my existing single-storey extension?
Often yes, but only after the structure has been checked. Foundations, walls and lintels built for one storey may not carry two. We dig trial holes, look for the original a building warrant and ask the structural engineer to confirm what can stay, what needs strengthening and what must be rebuilt.
Nearby
Nearby towns we cover for first-floor extensions:
Other extensions in Stornoway
- Rear
- Side
- Wraparound
- Part two-storey
- Over a garage
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Stornoway · First-floor extensions across the Highlands, Moray and Islands
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.