Part single, part two-storey extensions in Peebles

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

Postcode districts: EH45
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: Innerleithen (5.4 miles), Penicuik (12.5 miles), Gorebridge (14.5 miles)
Distance to Hawick: about 22.3 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 Peebles (EH45) and the places around it, including Innerleithen (5.4 miles), Penicuik (12.5 miles) and Gorebridge.

What it costs in Peebles

Our guide for Scotland is £1,880–£2,580 per m² including VAT. On a project with a 6 m × 4 m ground floor and a first floor over half of it (36 m² in total), that puts a part single, part two-storey extension in Peebles at roughly £67,500–£93,000. Professional fees for drawings and the structural engineer are listed separately on our prices page.

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 Peebles

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 Peebles 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 Peebles, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Design and approvals
We draw the extension and check it against the rules for Scotland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the completion certificate at the end.

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

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

Our guide for Scotland, which covers Peebles, 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.

Who handles building standards for a project in Peebles?

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.

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

Peebles 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.

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

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

Other extensions in Peebles

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

Want a figure first? Try our guide price tool, then book a free visit to firm it up.