Two-storey wraparound extensions in Kelso

Quick reference for homeowners in Kelso.

Postcode districts: TD3, TD5 and TD10
County / area: The Scottish Borders, 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: Jedburgh (9.4 miles), Galashiels (14.6 miles), Selkirk (16.2 miles)
Distance to Hawick: about 18.4 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 postcode districts TD3, TD5 and TD10 in and around Kelso, along with neighbouring Jedburgh, Galashiels and Selkirk.

What it costs in Kelso

For budgeting in Kelso, 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. Professional fees for drawings and the structural engineer are listed separately 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 Kelso

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 Kelso 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 Kelso, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
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.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
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 Kelso

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

Kelso 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 Kelso?

Our guide for Scotland, which covers Kelso, 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.

Which postcodes do you cover around Kelso?

We cover Kelso (TD3, TD5 and TD10) and nearby places including Jedburgh, Galashiels and Selkirk, plus the rest of the Scottish Borders. The first site visit is free.

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 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 Kelso? We work across the area, including:

Other extensions in Kelso

All two-storey extension services in Kelso · Two-storey wraparound extensions across the Scottish Borders

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