Two-storey side extensions in Elgin
For a two-storey side extension in Elgin, the first questions are always the same: how big, which approvals, and what it will cost. This page answers all three for the Highlands, Moray and Islands.
The basics for Elgin at a glance.
- Postcode districts
- IV30
- County / area
- The Highlands, Moray and Islands, 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
- Lossiemouth (5.1 miles), Forres (11.5 miles), Buckie (13.3 miles)
- Distance to Inverness
- about 35.6 miles
- First visit
- Free, no obligation
About a two-storey side extension
A two-storey side extension is a new two-floor addition built into the space beside your house, often over a driveway or side passage. It typically adds one or two bedrooms upstairs and a utility, study or larger kitchen below, without giving up rear garden.
Around Elgin we also work in Lossiemouth, Forres and Buckie, and across the rest of the Highlands, Moray and Islands. Postcode district in and near Elgin: IV30.
What it costs in Elgin
Our guide for Scotland is £1,930–£2,580 per m² including VAT. On a project with a 3 m × 7 m footprint on two floors (42 m² of new floor space), that puts a two-storey side extension in Elgin at roughly £81,000–£108,500. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| 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 Elgin
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 Elgin 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
Measure and listen
A visit to Elgin to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Finish and certify
Second fix, plastering and making good, then the council's final building standards inspection and the completion paperwork.
Questions about two-storey side extensions in Elgin
Who handles building standards for a project in Elgin?
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 Elgin?
Elgin 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 Elgin?
We cover Elgin (IV30) and nearby places including Lossiemouth, Forres and Buckie, plus the rest of the Highlands, Moray and Islands. The first site visit is free.
How much does a two-storey side extension cost in Elgin?
Our guide for Scotland, which covers Elgin, 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
Nearby towns we cover for two-storey side extensions:
Other extensions in Elgin
- 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 Elgin · Two-storey side extensions across the Highlands, Moray and Islands
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Elgin.