Two-storey wraparound extensions in Fort William
Want to stay in Fort William but need more space? A two-storey wraparound extension adds floor area on two levels without giving up much garden. Here's what's involved.
We take on projects in Fort William by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
Quick reference for homeowners in Fort William.
- Postcode districts
- PH33, PH49 and PH50
- 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
- Caol (1.5 miles), Oban (30.9 miles), Pitlochry (52.7 miles)
- Distance to Inverness
- about 56.6 miles
- First visit
- By arrangement
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 postcode districts PH33, PH49 and PH50 in and around Fort William, along with neighbouring Caol, Oban and Pitlochry.
What it costs in Fort William
For budgeting in Fort William, allow around £113,000–£155,500 for 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). That's based on £2,020–£2,770 per m² including VAT for Scotland. 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 Fort William
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 Fort William homes
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.
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
Visit by arrangement
We agree a visit to your home in Fort William and any travel costs with you in writing first, then look at the structure, access and boundaries.
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.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about two-storey wraparound extensions in Fort William
Do I need planning permission for a two-storey wraparound extension in Fort William?
Fort William 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.
Which postcodes do you cover around Fort William?
We cover Fort William (PH33, PH49 and PH50) and nearby places including Caol, Oban and Pitlochry, plus the rest of the Highlands, Moray and Islands. Visits and projects in Fort William are by arrangement, with travel costs agreed in writing first.
How much floor space does a wraparound extension add?
It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.
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.
Nearby
The same service in neighbouring towns:
Other extensions in Fort William
- Rear
- Side
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Fort William · Two-storey wraparound extensions across the Highlands, Moray and Islands
The quickest next step is a visit. We'll look at your house in Fort William and give you an honest view of the options.