Carnoustie, Dundee and Angus
Two-storey rear extension in Carnoustie
Thinking about a two-storey rear extension in Carnoustie? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Carnoustie (DD7) as part of our Dundee and Angus work. In Dundee and Angus 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 Carnoustie?
A two-storey rear extension in Carnoustie is priced at £1,710–£2,560 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Carnoustie?
The planning route for a two-storey rear extension in Carnoustie is set by Scotland's householder rules and your council.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Carnoustie like to extend?
Post-war semis and terraces are common around Carnoustie, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Carnoustie 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.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Two-storey rear extensions near Carnoustie
We also build two-storey rear extensions in nearby Arbroath (6.1 miles) and Dundee (10.5 miles).
- Two-storey rear extension in Arbroath
- Two-storey rear extension in Dundee
- Two-storey rear extension in St Andrews
- Two-storey rear extension in Forfar
- Two-storey rear extension in Brechin
Other work in Carnoustie:
FAQ
Two-storey rear extension questions in Carnoustie
Do I need planning permission for a rear extension in Carnoustie?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.
Can you match the brick or stone on my Carnoustie house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
How long does a rear extension take to build in Carnoustie?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.