Two-storey rear extensions in Isle of Islay
A two-storey rear extension is one of the most space-efficient ways to add bedrooms and living space to a house in Isle of Islay, because the new floors share one set of foundations and one roof.
Isle of Islay is outside our usual mainland visit area, so visits and projects here are by arrangement. We'll agree any travel costs with you before anything is booked.
Quick reference for homeowners in Isle of Islay.
- Postcode districts
- PA43, PA44, PA45, PA46, PA48 and PA49
- County / area
- Argyll and Bute, Scotland
- Price region
- Scotland
- Guide price
- £52,500–£71,000 (£1,880–£2,540 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
- Isle of Mull (49.1 miles), Campbeltown (35 miles), Lochgilphead (35.8 miles)
- Distance to Helensburgh
- about 60.5 miles
- First visit
- By arrangement
About a two-storey rear extension
A two-storey rear extension is a new two-floor addition built onto the back of your house, usually giving a larger kitchen or living space on the ground floor and one or two bedrooms or a bathroom above. Because both floors share one set of foundations and one roof, it adds a lot of floor space for the garden it uses. In some cases it can be built under permitted development, depending on where you live.
Around Isle of Islay we also work in Isle of Mull, Campbeltown and Lochgilphead, and across the rest of Argyll and Bute. Postcode districts in and near Isle of Islay: PA43, PA44, PA45, PA46, PA48 and PA49.
What it costs in Isle of Islay
A guide price for Isle of Islay: around £52,500–£71,000 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £1,880–£2,540 per m² of new floor space, including VAT at 20%. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,730–£2,330 per m² | £48,500–£65,500 |
| Standard | £1,880–£2,540 per m² | £52,500–£71,000 |
| Premium | £2,260–£3,050 per m² | £63,000–£85,500 |
Planning and building standards in Isle of Islay
In Scotland, a two-storey rear extension is only permitted development under Class 1B if no part of it is within 10 m of any boundary, it is no higher than the house and the house is not in a conservation area. Most gardens cannot meet the 10 m test, so expect a householder application (£371, decided within two months) and a building warrant 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.
Design points for Isle of Islay homes
Opening up the ground floor
Knocking through the old rear wall means steel beams to carry the first floor and roof above. The structural engineer sets the beam sizes, padstones and any posts, and we plan them early so the open-plan layout you want is the one that gets built.
Depth and neighbours' light
Councils check that a two-storey rear extension does not take too much light or outlook from neighbouring windows, and many use a 45-degree line drawn from the nearest habitable window. We test this at sketch stage, so the depth you are shown is one that can realistically be approved.
How we'd run your project
Visit by arrangement
We agree a visit to your home in Isle of Islay and any travel costs with you in writing first, then look at the structure, access and boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Isle of Islay and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about two-storey rear extensions in Isle of Islay
Who handles building standards for a project in Isle of Islay?
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 postcodes do you cover around Isle of Islay?
We cover Isle of Islay (PA43, PA44, PA45, PA46, PA48 and PA49) and nearby places including Isle of Mull, Campbeltown and Lochgilphead, plus the rest of Argyll and Bute. Visits and projects in Isle of Islay are by arrangement, with travel costs agreed in writing first.
How much does a two-storey rear extension cost in Isle of Islay?
Our guide for Scotland, which covers Isle of Islay, is £1,880–£2,540 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
How long does a two-storey rear 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.
Will a two-storey rear extension block my neighbour's light?
It can if it is too deep or too close to the boundary, which is why councils look closely at its effect on neighbouring windows and gardens. We test the design against light and outlook early, keep the first floor shorter or set in where needed, and use a hipped roof to reduce bulk on the boundary side.
Nearby
The same service in neighbouring towns:
Other extensions in Isle of Islay
- Side
- Wraparound
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Isle of Islay · Two-storey rear extensions across Argyll and Bute
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.