Two-storey wraparound extensions in Cairnryan

Quick reference for homeowners in Cairnryan.

Postcode districts: DG9
County / area: Dumfries and Galloway, 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: Stranraer (4.8 miles), Girvan (19.9 miles), Newton Stewart (21.3 miles)
Distance to Dumfries: about 56.2 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above.

Around Cairnryan we also work in Stranraer, Girvan and Newton Stewart, and across the rest of Dumfries and Galloway. Postcode district in and near Cairnryan: DG9.

What it costs in Cairnryan

In Scotland, which includes Cairnryan, we'd expect a two-storey wraparound extension to cost around £113,000–£155,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space), or £2,020–£2,770 per m² including VAT. 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	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 Cairnryan

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 Cairnryan homes

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

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 Cairnryan, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
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 Cairnryan

Do I need planning permission for a two-storey wraparound extension in Cairnryan?

Cairnryan 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 Cairnryan?

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 much does a two-storey wraparound extension cost in Cairnryan?

Our guide for Scotland, which covers Cairnryan, is £2,020–£2,770 per m² including VAT. 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) comes to about £113,000–£155,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

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.

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.

Nearby

The same service in neighbouring towns:

Other extensions in Cairnryan

All two-storey extension services in Cairnryan · Two-storey wraparound extensions across Dumfries and Galloway

Book a free site visit in Cairnryan and we'll tell you what's possible, what approvals you need and what the design stage would cost.