Stornoway, Highlands and Islands
Two-storey rear extension in Stornoway
Thinking about a two-storey rear extension in Stornoway? 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.
Stornoway sits in the Highlands and Islands, with postcode districts including HS1. In the Highlands and Islands we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
Ask about a site visit
Visits here are by arrangement; we'll confirm before booking.
Stornoway is outside our regular coverage, so visits and projects here are by arrangement: we confirm whether we can take the job, and agree any travel costs, before the first visit.
How much does a two-storey rear extension cost in Stornoway?
Guide prices for a two-storey rear extension in Stornoway 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 |
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 Stornoway?
Planning for a two-storey rear extension in Stornoway follows the Scottish householder rules.
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. At the first visit we measure what is there now and tell you which route fits: permitted development or a planning application, plus the building warrant.
What are homes in Stornoway like to extend?
Stornoway 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 a two-storey rear extension in Stornoway comes together
Survey visit
We measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Approvals
Permitted development check or planning application, then building warrant drawings and structural calculations, plus a written agreement with neighbours for any shared-wall work.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the accepted completion certificate and any guarantees from suppliers.
Other work in Stornoway:
FAQ
Two-storey rear extension questions in Stornoway
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.
How long does a rear extension take to build in Stornoway?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Do I need planning permission for a rear extension in Stornoway?
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.
How much does a two-storey rear extension cost in Stornoway?
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.
What postcode areas do you cover around Stornoway?
Including HS1, and the surrounding Highlands and Islands area.