Part single, part two-storey extensions in Bonnyrigg

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

Postcode districts: EH18, EH19 and EH24
County / area: Edinburgh and the Lothians, Scotland
Price region: Scotland
Guide price: £67,500–£93,000 (£1,880–£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: Dalkeith (2 miles), Loanhead (2.1 miles), Mayfield (2.6 miles)
Distance to Edinburgh: about 6.5 miles
First visit: Free, no obligation

About a part single, part two-storey extension

A part single, part two-storey extension suits you if you want a generous ground floor but only need one extra room upstairs, or if a full two-storey design would affect a neighbour too much. You get design options that test where the two-storey part works best, the approvals your nation needs, structural design, a building warrant and the build, carried out by vetted teams working under S&K.

Around Bonnyrigg we also work in Dalkeith, Loanhead and Mayfield, and across the rest of Edinburgh and the Lothians. Postcode districts in and near Bonnyrigg: EH18, EH19 and EH24.

What it costs in Bonnyrigg

A guide price for Bonnyrigg: around £67,500–£93,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). That works out at £1,880–£2,580 per m² of new floor space, including VAT at 20%. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	A 6 m × 4 m ground floor and a first floor over half of it (36 m² in total)
Essential	£1,730–£2,380 per m²	£62,500–£85,500
Standard	£1,880–£2,580 per m²	£67,500–£93,000
Premium	£2,260–£3,100 per m²	£81,000–£111,500

Planning and building standards in Bonnyrigg

In Scotland, because part of the extension is more than one storey, it is assessed under Class 1B, which needs at least 10 m to every boundary for permitted development. On most plots that is not possible, so the extension needs a householder application (£371, decided within two months). A building warrant is also needed before any 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 Bonnyrigg homes

The roof junction

Where the single-storey roof meets the two-storey wall you need a sound weathering detail, usually a lead or similar flashing, and enough height for roof lights or a lantern. We set the roof falls and the upstairs window sill heights together so they do not clash.

Where to put the two-storey part

The two-storey section usually works best away from the closest neighbour, with the single-storey part on that boundary side. We test a few positions against neighbours' windows, the upstairs layout and the roof shape before choosing the one to take forward.

How we'd run your project

Visit and first ideas
One of our team visits your house in Bonnyrigg, checks the walls, roof and drains, and sketches out options with you.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Bonnyrigg.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
Finish and certify
Second fix, plastering and making good, then the council's final building standards inspection and the completion paperwork.

Questions about part single, part two-storey extensions in Bonnyrigg

Who handles building standards for a project in Bonnyrigg?

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 Bonnyrigg?

We cover Bonnyrigg (EH18, EH19 and EH24) and nearby places including Dalkeith, Loanhead and Mayfield, plus the rest of Edinburgh and the Lothians. The first site visit is free.

How much does a part single, part two-storey extension cost in Bonnyrigg?

Our guide for Scotland, which covers Bonnyrigg, is £1,880–£2,580 per m² including VAT. A typical project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total) comes to about £67,500–£93,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Which side should the two-storey part go on?

Usually the side furthest from the nearest neighbour's windows, so the single-storey part sits nearest them and keeps their light. Other factors are where the stairs land upstairs, which room needs the extra space and where drains run. We sketch options at the design stage and explain which is most likely to be approved.

Can the single-storey part be deeper than the two-storey part?

With planning permission, yes, and that is often the point of the design: the ground floor projects further into the garden while the first floor stays back from neighbours. Under permitted development, the depth limits for extensions of more than one storey can apply to the whole extension, so we confirm which route applies before drawings are finalised.

Nearby

The same service in neighbouring towns:

Other extensions in Bonnyrigg

All two-storey extension services in Bonnyrigg · Part single, part two-storey extensions across Edinburgh and the Lothians

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