Two-storey wraparound extensions in Culloden

Quick reference for homeowners in Culloden.

Postcode districts: IV2
County / area: The Highlands, Moray and Islands, 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: Westhill (Highlands, Moray and Islands) (1 mile), Inverness (3.1 miles), Nairn (11.7 miles)
Distance to Inverness: about 3.1 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.

We cover Culloden (IV2) and the places around it, including Westhill (Highlands, Moray and Islands) (1.0 miles), Inverness (3.1 miles) and Nairn.

What it costs in Culloden

Our guide for Scotland is £2,020–£2,770 per m² including VAT. On a 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 puts a two-storey wraparound extension in Culloden at roughly £113,000–£155,500. Design fees, structural calculations and approval fees are separate and listed on our prices page.

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 Culloden

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 Culloden 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.

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.

How we'd run your project

Start at your house
We come to your home in Culloden, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Culloden and deal with any questions from the planning officer.
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 Culloden

How much does a two-storey wraparound extension cost in Culloden?

Our guide for Scotland, which covers Culloden, 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.

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

Culloden 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.

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.

Can I stay at home during a wraparound extension?

Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.

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

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Other extensions in Culloden

All two-storey extension services in Culloden · Two-storey wraparound extensions across the Highlands, Moray and Islands

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