Two-storey side extensions in Rothesay
Adding a two-storey side extension in Rothesay 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.
We take on projects in Rothesay by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
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
- £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
- 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 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.
Rothesay sits about 17.3 miles from Helensburgh. Closer to home, Largs is 8.0 miles away and Dunoon 9.3 miles.
What it costs in Rothesay
Most of the cost of a two-storey side extension is set by its size and specification. For Rothesay 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). Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| 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 Rothesay
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 Rothesay homes
Set-down and set-back
Councils usually want a two-storey side extension to look subordinate to the house. Setting the front wall back from the main front and dropping the ridge slightly below the main roof helps it read as an addition, and is often expected in local design guidance.
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 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.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
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.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about two-storey side extensions in Rothesay
Do I need planning permission for a two-storey side 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.
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.
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.
How long does a two-storey side 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.
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 site visit before any drawings are prepared.
Nearby
Other towns near Rothesay:
Other extensions in Rothesay
- 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 Rothesay · Two-storey side 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.