Two-storey wraparound extensions in Lockerbie

Before you start in Lockerbie, here's what applies.

Postcode districts: DG11
County / area: Dumfries and Galloway, 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: Locharbriggs (9.1 miles), Annan (10.1 miles), Dumfries (10.7 miles)
Distance to Dumfries: about 10.7 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.

Lockerbie sits about 10.7 miles from Dumfries. Closer to home, Locharbriggs is 9.1 miles away and Annan 10.1 miles.

What it costs in Lockerbie

Expect a two-storey wraparound extension in Lockerbie to land somewhere 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). Our Scotland guide rate is £2,020–£2,770 per m², including VAT. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.

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 Lockerbie

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 Lockerbie 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

Look at the house
We start in Lockerbie with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
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 Lockerbie

Which postcodes do you cover around Lockerbie?

We cover Lockerbie (DG11) and nearby places including Locharbriggs, Annan and Dumfries, plus the rest of Dumfries and Galloway. The first site visit is free.

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

Our guide for Scotland, which covers Lockerbie, 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.

Who handles building standards for a project in Lockerbie?

We handle it as part of the project. What's needed in Scotland: 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. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

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.

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

Other towns near Lockerbie:

Other extensions in Lockerbie

All two-storey extension services in Lockerbie · Two-storey wraparound extensions across Dumfries and Galloway

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