Building projects we take on in the Lothians
House extensions
- Single-storey extensions in the Lothians
- Double-storey extensions in the Lothians
- Side extensions in the Lothians
- Side return extensions in the Lothians
- Wraparound extensions in the Lothians
- Kitchen extensions in the Lothians
- Orangeries in the Lothians
- Glazed and contemporary extensions in the Lothians
- Porches in the Lothians
Loft conversions
- Dormer loft conversions in the Lothians
- Hip-to-gable loft conversions in the Lothians
- Mansard loft conversions in the Lothians
- Rooflight loft conversions in the Lothians
- Bungalow loft conversions in the Lothians
Garage, basement and barn conversions
- Garage conversions in the Lothians
- Basement conversions in the Lothians
- Barn conversions in the Lothians
- Garden annexes in the Lothians
New build homes
Renovations and structural work
Design and approvals
Guide prices in the Lothians
| Project | Guide range (inc VAT) |
|---|---|
| Single-storey extensions | £1,900–£2,800 per m² of floor area |
| Double-storey extensions | £1,600–£2,400 per m² of floor area (both floors) |
| Dormer loft conversions | £46,500–£66,000 for a typical rear dormer with en-suite |
| Garage conversions | £17,500–£29,000 for a single integral garage |
| House renovations | £850–£1,750 per m² for a medium to full renovation |
| New build homes | £1,950–£3,100 per m² of floor area (build cost) |
Building costs in Scotland are close to the UK average, so the figures for the Lothians are close to our national guide.
Planning and building control in the Lothians
In Scotland a single-storey extension is often permitted development (Class 1A): where any part is within 1 metre of a boundary, it can project up to 3 metres from the rear wall of a terraced house or 4 metres on other houses, with eaves no higher than 3 metres, an overall height of 4 metres and no more than half the front or rear garden covered. The rights do not apply in conservation areas or to flats, and a building warrant will usually still be needed before work starts.
In Scotland a dormer is permitted development (Class 1D) only on a roof slope that does not face a road, at least 10 metres from the boundary it faces, no wider than half the roof at the eaves, set at least 0.3 metres from the roof edges and with no increase in ridge height. It is not permitted development in a conservation area, and a building warrant is needed for a loft conversion.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
Building in the Lothians
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Questions about building in the Lothians
Do you cover all of the Lothians?
Yes. We take on projects across the Lothians, including Livingston, Musselburgh, Bathgate, Bonnyrigg and Penicuik.
How much does an extension cost in the Lothians?
A single-storey extension in the Lothians typically costs £1,900–£2,800 per m² of floor area, including VAT.
Do I need planning permission in the Lothians?
In Scotland a single-storey extension is often permitted development (Class 1A): where any part is within 1 metre of a boundary, it can project up to 3 metres from the rear wall of a terraced house or 4 metres on other houses, with eaves no higher than 3 metres, an overall height of 4 metres and no more than half the front or rear garden covered. The rights do not apply in conservation areas or to flats, and a building warrant will usually still be needed before work starts.
Who approves building work in the Lothians?
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.