Part single, part two-storey extensions in Kelso

Useful details for planning a part single, part two-storey extension in Kelso.

Postcode districts: TD3, TD5 and TD10
County / area: The Scottish Borders, 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: Jedburgh (9.4 miles), Galashiels (14.6 miles), Selkirk (16.2 miles)
Distance to Hawick: about 18.4 miles
First visit: Free, no obligation

About a part single, part two-storey extension

A part single, part two-storey extension is an extension where the ground floor is wider or deeper than the floor above, so only part of it rises to two storeys. It usually gives a large kitchen or living area with roof lights below and one bedroom or bathroom above. It is often a good way to add space while limiting the effect on neighbours.

We cover postcode districts TD3, TD5 and TD10 in and around Kelso, along with neighbouring Jedburgh, Galashiels and Selkirk.

What it costs in Kelso

Most of the cost of a part single, part two-storey extension is set by its size and specification. For Kelso and the rest of Scotland, our guide is £1,880–£2,580 per m² including VAT, so about £67,500–£93,000 for a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total). 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 Kelso

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 Kelso homes

Structure at the step

The first-floor wall above often sits over the new open-plan space, so it needs a steel beam or frame to carry it. Loads come down at different points than in a full two-storey design, and the engineer sizes the foundations to suit each part.

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.

How we'd run your project

Start at your house
We come to your home in Kelso, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Kelso.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

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

Do I need planning permission for a part single, part two-storey extension in Kelso?

Kelso 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.

Which postcodes do you cover around Kelso?

We cover Kelso (TD3, TD5 and TD10) and nearby places including Jedburgh, Galashiels and Selkirk, plus the rest of the Scottish Borders. The first site visit is free.

Who handles building standards for a project in Kelso?

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 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

Nearby towns we cover for part single, part two-storey extensions:

Other extensions in Kelso

All two-storey extension services in Kelso · Part single, part two-storey extensions across the Scottish Borders

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