What is a small housing development?
A small housing development is a scheme of a few new homes, typically two to nine, on a single site. We work with landowners, small developers and investors to build schemes that already have planning permission, or help take a site through planning first.
How much does a small housing development cost in Livingston?
In Livingston, a small housing development typically costs £1,750–£2,600 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 400 m² project that is roughly £700,000–£1,040,000. Building costs in Scotland are close to the UK average, so the figures for Livingston are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (280 m²) | £490,000–£728,000 |
| Typical project (400 m²) | £700,000–£1,040,000 |
| Larger project (560 m²) | £980,000–£1,456,000 |
| Rate per m² | £1,750–£2,600 |
The biggest cost drivers are:
- Roads, sewers and adoption agreements
- Number and size of homes
- Site access and phasing
- Ground conditions
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a small housing development in Livingston?
The approval route for Livingston is set by planning law in Scotland. In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.
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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
What we take care of:
- Utility connections
- House construction to building regulations
- Warranty and building control inspections
- Groundworks, roads and drainage
- Handover packs for each home
- Pre-construction cost plan
How long does it take?
Allow 12 to 24 months depending on scheme size. Design and approvals come first and typically take 6 to 12 months, depending on the approval route.
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.
From EH54 outwards, we take on projects throughout Livingston and the surrounding parts of the Lothians.
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 in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about small housing developments in Livingston
Can you help with planning?
Yes. We coordinate the architect or designer and, where needed, a planning consultant.
Who handles road adoption?
We build roads and sewers to adoptable standards where agreements are in place with the highway authority and water company.
Do I need planning permission for a small housing development in Livingston?
In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.
Do you work with landowners?
Yes. If you own land, with or without planning permission, we can discuss building on it with you.
How much does a small housing development cost in Livingston?
In Livingston, a small housing development typically costs £1,750–£2,600 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 400 m² project comes to roughly £700,000–£1,040,000. Your fixed price depends on the survey and drawings.
Do you build small housing developments in Livingston?
Yes. We build small housing developments across Livingston, including postcodes EH54. Every project starts with a free home visit.