Two-storey wraparound extensions in Dyce

The basics for Dyce at a glance.

Postcode districts: AB21, AB22 and AB23
County / area: Aberdeen and Aberdeenshire, 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: Aberdeen (5.2 miles), Westhill (Aberdeen and Aberdeenshire) (5.3 miles), Nigg (6.9 miles)
Distance to Aberdeen: about 5.2 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.

We cover Dyce (AB21, AB22 and AB23) and the places around it, including Aberdeen (5.2 miles), Westhill (Aberdeen and Aberdeenshire) (5.3 miles) and Nigg.

What it costs in Dyce

Using our Scotland rates, a two-storey wraparound extension 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, including VAT. Bigger or more glazed designs cost more per m². We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

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 Dyce

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 Dyce 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

Measure and listen
A visit to Dyce to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey wraparound extensions in Dyce

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

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

Our guide for Scotland, which covers Dyce, 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.

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

Nearby towns we cover for two-storey wraparound extensions:

Other extensions in Dyce

All two-storey extension services in Dyce · Two-storey wraparound extensions across Aberdeen and Aberdeenshire

Want a figure first? Try our guide price tool, then book a free visit to firm it up.