Whitburn, Edinburgh and the Lothians
Two-storey rear extension in Whitburn
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Whitburn and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Whitburn (EH47 and EH48) as part of our Edinburgh and the Lothians work. Two-storey rear extensions suit semi-detached houses in Whitburn best, where the extra bedroom matters as much as the bigger kitchen.
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 Whitburn?
Guide prices for a two-storey rear extension in Whitburn start from our Scotland rate of £1,710–£2,560 per square metre, including VAT. 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Whitburn?
Planning for a two-storey rear extension in Whitburn follows the Scottish householder rules.
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. 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 Whitburn like to extend?
Whitburn has sandstone villas and terraces, post-war semis and four-in-a-block flats. Flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a two-storey rear extension in Whitburn 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Whitburn
From Whitburn, the nearest places we also cover are Armadale (1.3 miles) and Bathgate (2.9 miles).
- Two-storey rear extension in Armadale
- Two-storey rear extension in Bathgate
- Two-storey rear extension in Livingston
- Two-storey rear extension in Linlithgow
- Two-storey rear extension in Broxburn
Other work in Whitburn:
FAQ
Two-storey rear extension questions in Whitburn
Is the site visit in Whitburn free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need planning permission for a rear extension in Whitburn?
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.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
What postcode areas do you cover around Whitburn?
Including EH47 and EH48, and the surrounding Edinburgh and the Lothians area.
How long does a rear extension take to build in Whitburn?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.