Two-storey rear extensions in Rothesay
For a two-storey rear extension in Rothesay, the first questions are always the same: how big, which approvals, and what it will cost. This page answers all three for Argyll and Bute.
Rothesay 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.
Before you start in Rothesay, here's what applies.
- Postcode districts
- PA20 and PA21
- 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
- Largs (8 miles), Dunoon (9.3 miles), Gourock (12.6 miles)
- Distance to Helensburgh
- about 17.3 miles
- First visit
- By arrangement
About a two-storey rear extension
A two-storey rear extension suits you if you need more room on both floors and have a reasonably deep garden. You get one team for the whole job: a measured survey, the design, a check on whether permitted development applies, planning drawings where they are needed, structural design, a building warrant and the build itself, carried out by vetted teams working under S&K. Every project starts with a site visit.
Around Rothesay we also work in Largs, Dunoon and Gourock, and across the rest of Argyll and Bute. Postcode districts in and near Rothesay: PA20 and PA21.
What it costs in Rothesay
Our guide for Scotland is £1,880–£2,540 per m² including VAT. On a project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that puts a two-storey rear extension in Rothesay at roughly £52,500–£71,000. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| 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 Rothesay
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 Rothesay homes
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.
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.
How we'd run your project
Visit by arrangement
We agree a visit to your home in Rothesay and any travel costs with you in writing first, then look at the structure, access and boundaries.
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.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the completion certificate at the end.
Questions about two-storey rear extensions in Rothesay
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.
Which postcodes do you cover around Rothesay?
We cover Rothesay (PA20 and PA21) and nearby places including Largs, Dunoon and Gourock, plus the rest of Argyll and Bute. Visits and projects in Rothesay are by arrangement, with travel costs agreed in writing first.
Who handles building standards for a project in Rothesay?
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 two-storey rear extension in Rothesay?
Rothesay 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.
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
Nearby towns we cover for two-storey rear extensions:
Other extensions in Rothesay
- 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 Rothesay · 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.