Two-storey wraparound extensions in Kirkwall
Our two-storey wraparound extensions service in Kirkwall covers everything: measured survey, design, planning or permitted development checks, structural design, building control and the build itself.
Kirkwall is outside our usual mainland visit area, so visits and projects here are by arrangement. We'll agree any travel costs with you before anything is booked.
Useful details for planning a two-storey wraparound extension in Kirkwall.
- Postcode districts
- KW15 and KW17
- 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
- Thurso (33.9 miles), Wick (38 miles), Lossiemouth (88.1 miles)
- Distance to Inverness
- about 113.8 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.
Kirkwall sits about 113.8 miles from Inverness. Closer to home, Thurso is 33.9 miles away and Wick 38.0 miles.
What it costs in Kirkwall
In Scotland, which includes Kirkwall, 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. 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 Kirkwall
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 Kirkwall 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.
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.
How we'd run your project
Visit by arrangement
We agree a visit to your home in Kirkwall and any travel costs with you in writing first, then look at the structure, access and boundaries.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
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 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 Kirkwall
How much does a two-storey wraparound extension cost in Kirkwall?
Our guide for Scotland, which covers Kirkwall, 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 Kirkwall?
We cover Kirkwall (KW15 and KW17) and nearby places including Thurso, Wick and Lossiemouth, plus the rest of the Highlands, Moray and Islands. Visits and projects in Kirkwall are by arrangement, with travel costs agreed in writing first.
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.
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.
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
Nearby towns we cover for two-storey wraparound extensions:
Other extensions in Kirkwall
- 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 Kirkwall · Two-storey wraparound extensions across the Highlands, Moray and Islands
The quickest next step is a visit. We'll look at your house in Kirkwall and give you an honest view of the options.