Two-storey side extensions in Armadale
Adding a two-storey side extension in Armadale gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in Scotland.
The basics for Armadale at a glance.
- Postcode districts
- EH48
- County / area
- Edinburgh and the Lothians, Scotland
- Price region
- Scotland
- Guide price
- £81,000–£108,500 (£1,930–£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
- Whitburn (1.3 miles), Bathgate (2.5 miles), Shotts (5.8 miles)
- Distance to Edinburgh
- about 20.1 miles
- First visit
- Free, no obligation
About a two-storey side extension
A two-storey side extension suits a detached or semi-detached house with a side garden, driveway or garage wide enough to build on. You get a design that sits comfortably on the street, a planning application or permitted development check depending on your nation, structural design, a building warrant and the build itself. We manage the whole process, and the work is carried out by vetted teams working under S&K.
Armadale sits about 20.1 miles from Edinburgh. Closer to home, Whitburn is 1.3 miles away and Bathgate 2.5 miles.
What it costs in Armadale
Most of the cost of a two-storey side extension is set by its size and specification. For Armadale and the rest of Scotland, our guide is £1,930–£2,580 per m² including VAT, so about £81,000–£108,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.
| Spec | Per m² | A 3 m × 7 m footprint on two floors (42 m² of new floor space) |
|---|---|---|
| Essential | £1,770–£2,380 per m² | £74,500–£100,000 |
| Standard | £1,930–£2,580 per m² | £81,000–£108,500 |
| Premium | £2,310–£3,100 per m² | £97,000–£130,500 |
Planning and building standards in Armadale
In Scotland, a two-storey side extension is only permitted development under Class 1B if no part is within 10 m of any boundary and it is not on an elevation fronting a road. Side extensions rarely meet this, so plan for a householder application (£371, decided within two months) and a building warrant from the council 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 Armadale homes
Side windows, boundaries and gutters
Upstairs windows in the side wall face the neighbour, so they are usually obscure-glazed and fixed, or left out. Building close to the boundary also raises questions about foundations, overhanging gutters and access for maintenance, so we design the eaves and gutter to stay within your land.
Access and services
Side extensions often cover the only route to the back garden, a gas meter, soil pipes or a drain run. We plan bin and bike access, move meters and pipes where needed and check drains early, because these items affect both cost and layout.
How we'd run your project
Visit and first ideas
One of our team visits your house in Armadale, checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Armadale and deal with any questions from the planning officer.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about two-storey side extensions in Armadale
Who handles building standards for a project in Armadale?
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 side extension in Armadale?
Armadale 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.
Which postcodes do you cover around Armadale?
We cover Armadale (EH48) and nearby places including Whitburn, Bathgate and Shotts, plus the rest of Edinburgh and the Lothians. The first site visit is free.
How much does a two-storey side extension cost in Armadale?
Our guide for Scotland, which covers Armadale, is £1,930–£2,580 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £81,000–£108,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Can I build a two-storey side extension over my driveway?
Yes, if the drive is wide enough for a useful room and the council accepts the design. You may lose off-road parking, which some councils weigh up, and the foundations need to suit the ground below. We check parking, drains and meter positions at the free site visit before any drawings are prepared.
Nearby
Close to Armadale? We work across the area, including:
Other extensions in Armadale
- Rear
- 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 Armadale · Two-storey side extensions across Edinburgh and the Lothians
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Armadale.