Two-storey side extensions in the Scottish Borders
From first sketch to completion certificate, we deliver two-storey side extensions for homeowners across the Scottish Borders.
The Scottish Borders at a glance
- Nation
- Scotland
- Price region
- Scotland
- Postcode areas
- EH, TD
- Towns covered
- 8 listed below, plus surrounding villages
- 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.
- Site visits
- Free, no obligation
What a two-storey side extension involves
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.
The main places we list in the Scottish Borders are Hawick (TD9), Galashiels (TD1), Peebles (EH45), Kelso (TD3), Selkirk (TD7) and Jedburgh (TD8). We cover the villages in between too.
Guide price in Scotland
Most of the cost of a two-storey side extension is set by its size and specification. For Scottish Borders 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 | Typical project |
|---|---|---|
| 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 |
Rules in Scotland
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.
There is no Party Wall Act in Scotland. Shared walls and boundaries are governed by title deeds and common law, so we speak to neighbours early and record the condition of shared structures.
Getting the design right
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.
Avoiding a terracing effect
Where semi-detached houses sit close together, side extensions on neighbouring houses can join up and turn a row of pairs into a terrace. Many councils ask for a gap to the boundary at first floor to stop this, so we check local guidance before fixing the width.
How we work in the Scottish Borders
Measure and listen
A visit to the Scottish Borders to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
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.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Towns we cover in the Scottish Borders
Two-storey side extensions in the Scottish Borders: questions
How much does a two-storey side extension cost in the Scottish Borders?
In 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). Essential and Premium specs move that by roughly 8% down or 20% up.
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.
Will I need planning permission in the Scottish Borders?
Scottish Borders 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.
Neighbouring areas
- Two-storey side extensions in Edinburgh and the Lothians
- Two-storey side extensions in Fife
- Two-storey side extensions in Northumberland
- Two-storey side extensions in Lanarkshire
All extension services in the Scottish Borders · About two-storey side extensions
Ready to see what a second storey could do for your home?
Book a free site visit. We'll look at your house, talk through options and explain the approvals you'd need, then price the design stage in writing.