Two-storey extension plans and drawings in Ayrshire

Ayrshire at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: KA, PA
Towns covered: 16 listed below, plus surrounding villages
Site visits: Free, no obligation

What a set of extension plans involves

Two-storey extension plans involve a measured survey of your house, design options, and a set of scaled drawings showing the existing and proposed floor plans, elevations, a site plan and a location plan. Building warrant drawings with construction details follow as a separate, more technical set.

Across Ayrshire we cover Kilmarnock (KA1), Ayr (KA6), Irvine (KA11), Kilwinning (KA13), Troon (KA10) and Prestwick (KA8), plus the smaller places around them.

Fees

Planning drawings (survey and design) are a guide of £2,000–£3,500 and building warrant drawings and specification £1,500–£4,000, with your design stage priced in writing before it starts.

Rules in Scotland

In Scotland, the plans support a householder application, costing £371, and later a building warrant application with technical drawings to the Scottish Building Standards Technical Handbooks. Because Class 1B needs 10 m to every boundary, the site plan showing boundary distances is often what decides the route.

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.

There is no Party Wall Act in Scotland. Shared walls and boundaries are governed by title deeds and common law, so we speak to neighbours early and record the condition of shared structures.

Getting the design right

Drawings that can be built

Drawings that ignore steel sizes, floor depths or drain runs often need redesigning once a builder prices them. We coordinate the design with the structural engineer and our build teams, so what is approved is practical to construct.

Planning drawings versus building warrant drawings

Planning drawings show what the extension looks like and how it affects neighbours. Building warrant drawings show how it is built: foundations, structure, insulation, fire safety, ventilation and drainage. Most two-storey extensions need both, prepared at different stages.

How we work in Ayrshire

Understand the brief
At your home in Ayrshire we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
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.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Towns we cover in Ayrshire

Two-storey extension plans and drawings in Ayrshire: questions

Do the plans include structural calculations?

Not at planning stage. Structural calculations and beam design are prepared by a structural engineer once the design is agreed, and they form part of the building standards package. We coordinate the engineer's work with the drawings so steel sizes and floor depths match.

Do I own the plans once they are drawn?

You receive copies of the drawings to use for your project, including your planning application and a building warrant. Copyright in drawings normally stays with whoever prepares them unless agreed otherwise. Your written design stage price sets out how the drawings can be used.

How long do extension plans take to prepare?

Survey, design and planning drawings usually take 4 to 8 weeks, depending on how many options you want to explore. Technical design, structural calculations and a building warrant take a further 4 to 8 weeks, and this can overlap with the planning decision period.

Neighbouring areas

All extension services in Ayrshire · About two-storey extension plans and drawings