Annan, Dumfries and Galloway
Kitchen-diner rear extension in Annan
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Annan and want to know what a kitchen-diner rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Annan (DG12) as part of our Dumfries and Galloway work. We usually keep the working kitchen where the old one was and put the dining table in the new space by the doors, which suits most Annan homes.
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 kitchen-diner rear extension cost in Annan?
A kitchen-diner rear extension in Annan is priced at £1,800–£2,940 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 wide × 4 m deep (12 m²) | £21,500–£35,500 |
| 4 m wide × 5 m deep (20 m²) | £36,000–£59,000 |
| 4 m wide × 6 m deep (24 m²) | £43,500–£70,500 |
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 kitchen-diner rear extension in Annan?
The planning route for a kitchen-diner rear extension in Annan is set by Scotland's householder rules and your council.
Scottish householder permitted development (Class 1A) covers many single-storey rear extensions, with a 3 metre eaves limit, a 4 metre height limit and, within 1 metre of a boundary, a depth limit of 3 metres for terraced houses or 4 metres for others. Conservation areas are excluded, and you need a building warrant whatever the planning position.
Scotland has no larger-extension prior approval route; extensions beyond permitted development need a planning application.
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 Annan like to extend?
Annan 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 kitchen-diner rear extension in Annan 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.
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.
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.
Kitchen-diner rear extensions near Annan
Neighbouring places we cover include Carlisle (14.2 miles) and Dumfries (15.1 miles).
- Kitchen-diner rear extension in Carlisle
- Kitchen-diner rear extension in Dumfries
- Kitchen-diner rear extension in Locharbriggs
- Kitchen-diner rear extension in Workington
- Kitchen-diner rear extension in Penrith
Other work in Annan:
FAQ
Kitchen-diner rear extension questions in Annan
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.
Is the site visit in Annan free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Can I add a utility room?
Often. A narrow utility or boot room along one side keeps the washing machine out of the open-plan space.
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.
Do I need planning permission for a rear extension in Annan?
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.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.