What is a side extension?
A side extension builds into the space beside a semi-detached or detached house, often over a driveway or side passage. It can be single-storey, for a utility room, downstairs toilet or study, or two-storey to add a bedroom above.
How much does a side extension cost in Livingston?
In Livingston, a side extension typically costs £1,650–£2,550 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £46,000–£71,500. Prices in Scotland sit near the national average for this kind of work, and the range for Livingston reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (20 m²) | £33,000–£51,000 |
| Typical project (28 m²) | £46,000–£71,500 |
| Larger project (39 m²) | £64,500–£99,500 |
| Rate per m² | £1,650–£2,550 |
The main things that change the cost:
- Single or two storeys
- Steel work where the side wall is opened
- Drains, gas meters or soil pipes that need moving
- Boundary walls and access for materials
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a side extension in Livingston?
Before anything is built in Livingston, we confirm which approvals apply in Scotland. In Scotland single-storey side extensions can be permitted development if they do not come forward of a side wall facing a road and stay within the height and boundary limits. Two-storey side extensions usually need planning permission, and a building warrant is needed before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
From survey to sign-off, the job normally involves:
- Survey of the boundary, drains and access
- Opening into the existing house
- Structural calculations
- Electrics, heating and plastering
- Planning drawings and application
- Foundations and drainage alterations
How long does it take?
Allow 10 to 16 weeks on site depending on size and storeys. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Livingston
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Our Livingston coverage includes postcode districts EH54, and we also work in nearby places such as Broxburn, Bathgate and Grangemouth.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about side extensions in Livingston
Can a side extension go over a drain?
Often yes, with a build-over agreement from the water company or by rerouting the drain. We check this during the survey.
How much does a side extension cost in Livingston?
In Livingston, a side extension typically costs £1,650–£2,550 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £46,000–£71,500. Your fixed price depends on the survey and drawings.
Do I need planning permission for a side extension in Livingston?
In Scotland single-storey side extensions can be permitted development if they do not come forward of a side wall facing a road and stay within the height and boundary limits. Two-storey side extensions usually need planning permission, and a building warrant is needed before work starts.
How long does it take?
Roughly 10 to 16 weeks on site once approvals are in place, depending on whether it is one or two storeys.
Do you build side extensions in Livingston?
Yes. We build side extensions across Livingston, including postcodes EH54. Every project starts with a free home visit.
Will I lose my driveway?
A side extension often takes the side drive. We look at whether parking can be kept at the front and whether a dropped kerb is needed.