Two-storey front extensions in the Scottish Borders

The Scottish Borders at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: EH, TD
Towns covered: 8 listed below, plus surrounding villages
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.
Site visits: Free, no obligation

What a two-storey front extension involves

A two-storey front extension is an addition built forward of the front wall of your house on both floors, often a deeper hall or study below and a larger bedroom above. It suits houses set well back from the road.

Towns in the Scottish Borders include Hawick (TD9), Galashiels (TD1), Peebles (EH45), Kelso (TD3), Selkirk (TD7) and Jedburgh (TD8). If yours isn't listed, we still cover it.

Guide price in Scotland

Expect a two-storey front extension in the Scottish Borders to land somewhere around £25,000–£34,000 for a 3 m × 2 m footprint on two floors (12 m² of new floor space). Our Scotland guide rate is £2,070–£2,820 per m², including VAT. Design fees, structural calculations and approval fees are separate and listed on our prices page.

Spec	Per m²	Typical project
Essential	£1,900–£2,590 per m²	£23,000–£31,000
Standard	£2,070–£2,820 per m²	£25,000–£34,000
Premium	£2,480–£3,380 per m²	£30,000–£40,500

Rules in Scotland

In Scotland, Class 1B permitted development does not cover an extension on an elevation fronting a road and requires 10 m to every boundary, so a two-storey front extension needs a householder planning application. The fee is £371 and councils have two months to decide. A building warrant is then needed before 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.

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

Respecting the building line

Councils pay close attention to how far a front extension projects past the line of neighbouring houses. A shallow projection, often a gable or bay that echoes the original design, has a much better chance of approval than a deep box. We look at the street before drawing anything.

Daylight to existing rooms

A front extension can make the hall and front rooms darker, especially if it covers an existing window. We position new windows to keep the house bright, and check that the new front bedroom gets good daylight without overlooking houses opposite.

How we work in the Scottish Borders

Free site visit
We visit your home in the Scottish Borders, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Get it approved
Once you're happy with the design we submit it to the council for the Scottish Borders and deal with any questions from the planning officer.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Towns we cover in the Scottish Borders

Two-storey front extensions in the Scottish Borders: questions

How much does a two-storey front extension cost in the Scottish Borders?

In Scotland our guide is £2,070–£2,820 per m² including VAT, so about £25,000–£34,000 for a 3 m × 2 m footprint on two floors (12 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Does a front extension affect my parking?

It can. If it is built over part of the drive you may lose a parking space, and some councils consider whether enough off-road parking remains. We measure the drive at the survey and show on the drawings how cars, bins and meters will fit after the work.

How far forward can a front extension go?

There is no fixed figure, because a two-storey front extension needs planning permission and the council decides case by case. Many councils' design guides favour a shallow projection that keeps a clear front garden. Our guide prices assume a modest example with a 3 m × 2 m footprint on two floors (12 m² of new floor space).

Can I combine a front extension with a porch?

Yes. A common approach is a two-storey bay or gable with a single-storey porch roof running across the front door. This gives a bigger hall and front bedroom while breaking up the mass of the front wall. Both parts are covered by the same planning application and a building warrant.

Will I need planning permission in the Scottish Borders?

Scottish Borders 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.

Neighbouring areas

All extension services in the Scottish Borders · About two-storey front extensions