Part single, part two-storey extensions in Nairn

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

Postcode districts: IV12
County / area: The Highlands, Moray and Islands, 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: Forres (9.8 miles), Culloden (11.7 miles), Westhill (Highlands, Moray and Islands) (12.5 miles)
Distance to Inverness: about 14.6 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.

We cover postcode district IV12 in and around Nairn, along with neighbouring Forres, Culloden and Westhill (Highlands, Moray and Islands).

What it costs in Nairn

Expect a part single, part two-storey extension in Nairn to land somewhere 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). Our Scotland guide rate is £1,880–£2,580 per m², including VAT. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

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 Nairn

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 Nairn 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

Free site visit
We visit your home in Nairn, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Nairn.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
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 Nairn

Which postcodes do you cover around Nairn?

We cover Nairn (IV12) and nearby places including Forres, Culloden and Westhill (Highlands, Moray and Islands), plus the rest of the Highlands, Moray and Islands. The first site visit is free.

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

Our guide for Scotland, which covers Nairn, 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.

How long does a part single, part two-storey 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.

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.

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.

Nearby

We also cover places near Nairn, including:

Other extensions in Nairn

All two-storey extension services in Nairn · Part single, part two-storey extensions across the Highlands, Moray and Islands

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