Larkhall, Lanarkshire
Two-storey rear extension in Larkhall
Two-storey rear extension in Larkhall: 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.
Larkhall sits in Lanarkshire, with postcode districts including ML9. Two-storey rear extensions suit semi-detached houses in Larkhall 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 Larkhall?
A two-storey rear extension in Larkhall 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 |
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 Larkhall?
Planning for a two-storey rear extension in Larkhall 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. 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 Larkhall like to extend?
Larkhall 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 Larkhall comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
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 Larkhall
Close by, we work in Dalserf, about 1.9 miles away, and Meikle Earnock, about 2.8 miles away.
- Two-storey rear extension in Dalserf
- Two-storey rear extension in Meikle Earnock
- Two-storey rear extension in Wishaw
- Two-storey rear extension in Hamilton
- Two-storey rear extension in Motherwell
Other work in Larkhall:
FAQ
Two-storey rear extension questions in Larkhall
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 you handle building control in Larkhall?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
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.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Can you match the brick or stone on my Larkhall house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.