Kilwinning, Ayrshire
Two-storey rear extension in Kilwinning
Two-storey rear extension in Kilwinning: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
We cover Kilwinning (KA13) as part of our Ayrshire work. In Ayrshire we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Kilwinning?
For Kilwinning we work from the Scotland rate: £1,710–£2,560 per square metre of new floor, including VAT, standard specification. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,500–£77,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £82,000–£123,000 |
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 for a two-storey rear extension in Kilwinning?
The planning route for a two-storey rear extension in Kilwinning is set by Scotland's householder rules and your council.
In Scotland an extension of more than one storey is only permitted development (Class 1B) if no part is within 10 metres of any boundary and it is no higher than the existing house, so almost every two-storey rear extension needs planning permission and a building warrant.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Kilwinning like to extend?
Post-war semis and terraces are common around Kilwinning, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Kilwinning comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for the building warrant.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Kilwinning
Neighbouring places we cover include Irvine (3.1 miles) and Saltcoats (3.3 miles).
- Two-storey rear extension in Irvine
- Two-storey rear extension in Saltcoats
- Two-storey rear extension in Ardrossan
- Two-storey rear extension in Troon
- Two-storey rear extension in Kilmarnock
Other work in Kilwinning:
FAQ
Two-storey rear extension questions in Kilwinning
What postcode areas do you cover around Kilwinning?
Including KA13, and the surrounding Ayrshire area.
How much does a two-storey rear extension cost in Kilwinning?
As a guide, £1,710–£2,560 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £51,500–£77,000 at that rate. Your written price follows the survey.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.