Rear extensions for detached houses in the Highlands and Islands

Island and remote addresses in the Highlands and Islands are by arrangement: we confirm whether we can take the job, and agree any travel costs, before the first visit.

Highlands and Islands has older stone houses, post-war homes and many detached houses and bungalows on larger plots. Wind and rain shape the design: roof pitch, cladding and glazing are chosen for the weather, and every extension needs a building warrant.

How much does a detached house rear extension cost in the Highlands and Islands?

Guide prices for a detached house rear extension in the Highlands and Islands start from our Scotland rate of £1,850–£3,040 per square metre, including VAT. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.

We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.

Do you need planning permission in the Highlands and Islands?

Scottish householder permitted development (Class 1A) covers many single-storey rear extensions, with a 3 metre eaves limit, a 4 metre height limit and, within 1 metre of a boundary, a depth limit of 3 metres for terraced houses or 4 metres for others. Conservation areas are excluded, and you need a building warrant whatever the planning position.

Scotland has no larger-extension prior approval route; extensions beyond permitted development need a planning application.

Scottish Class 1B rights for extensions of more than one storey need a 10 metre gap to every boundary, which few gardens have. Expect a planning application as well as a building warrant for a double-storey rear extension.

Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent.

Where in the Highlands and Islands do we work?

• Inverness
• Elgin
• Nairn
• Fort William
• Stornoway