Two-storey wraparound extensions in Stornoway
Thinking about a two-storey wraparound extension in Stornoway? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
We take on projects in Stornoway by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
The basics for Stornoway at a glance.
- Postcode districts
- HS1 and HS2
- 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
- Dingwall (83.5 miles), Alness (85.8 miles), Invergordon (89 miles)
- Distance to Inverness
- about 94.2 miles
- First visit
- By arrangement
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 Stornoway (HS1 and HS2) and the places around it, including Dingwall (83.5 miles), Alness (85.8 miles) and Invergordon.
What it costs in Stornoway
Expect a two-storey wraparound extension in Stornoway 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. 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 Stornoway
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 Stornoway 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
Visit by arrangement
We agree a visit to your home in Stornoway and any travel costs with you in writing first, then look at the structure, access and boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Stornoway.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about two-storey wraparound extensions in Stornoway
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.
How much does a two-storey wraparound extension cost in Stornoway?
Our guide for Scotland, which covers Stornoway, 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 Stornoway?
We cover Stornoway (HS1 and HS2) and nearby places including Dingwall, Alness and Invergordon, plus the rest of the Highlands, Moray and Islands. Visits and projects in Stornoway are by arrangement, with travel costs agreed in writing first.
Is a wraparound extension better than separate side and rear extensions?
Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.
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
Close to Stornoway? We work across the area, including:
Other extensions in Stornoway
- 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 Stornoway · Two-storey wraparound extensions across the Highlands, Moray and Islands
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Stornoway.