Two-storey wraparound extensions in Blairgowrie and Rattray

Useful details for planning a two-storey wraparound extension in Blairgowrie and Rattray.

Postcode districts: PH10, PH11, PH12 and PH13
County / area: Perth and Kinross, Scotland
Price region: Scotland
Guide price: £113,000–£155,500 (£2,020–£2,770 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: Scone (12.1 miles), Invergowrie (13.9 miles), Perth (14 miles)
Distance to Perth: about 14 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, a building warrant and the build, managed by us and carried out by vetted teams working under S&K.

Around Blairgowrie and Rattray we also work in Scone, Invergowrie and Perth, and across the rest of Perth and Kinross. Postcode districts in and near Blairgowrie and Rattray: PH10, PH11, PH12 and PH13.

What it costs in Blairgowrie and Rattray

Guide prices for two-storey wraparound extensions in Scotland are around £2,020–£2,770 per m² of new floor space, including VAT. For a typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), that's roughly £113,000–£155,500. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,860–£2,550 per m²	£104,000–£143,000
Standard	£2,020–£2,770 per m²	£113,000–£155,500
Premium	£2,430–£3,330 per m²	£136,000–£186,500

Planning and building standards in Blairgowrie and Rattray

In Scotland, a two-storey wraparound would need to be at least 10 m from every boundary to be permitted development under Class 1B, and not on an elevation fronting a road. That is rarely possible, so plan for a householder planning application, which costs £371 and is decided within two months, followed by 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 Blairgowrie and Rattray homes

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

Phasing the build

A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.

How we'd run your project

Free site visit
We visit your home in Blairgowrie and Rattray, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey wraparound extensions in Blairgowrie and Rattray

Do I need planning permission for a two-storey wraparound extension in Blairgowrie and Rattray?

Blairgowrie and Rattray 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 Blairgowrie and Rattray?

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.

How long does a two-storey wraparound 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.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

Can a wraparound extension be part single, part two-storey?

Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.

Nearby

Close to Blairgowrie and Rattray? We work across the area, including:

Other extensions in Blairgowrie and Rattray

All two-storey extension services in Blairgowrie and Rattray · Two-storey wraparound extensions across Perth and Kinross

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.