Arbroath, Dundee and Angus
Kitchen-diner rear extension in Arbroath
Thinking about a kitchen-diner rear extension in Arbroath? An open-plan kitchen, dining and family room that opens straight onto the garden. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Arbroath is covered from our Dundee and Angus round, including DD11. A kitchen-diner is often the reason people in Arbroath extend: the back kitchen in sandstone villas, semis and four-in-a-block flats is rarely big enough for a table.
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 Arbroath?
For Arbroath we work from the Scotland rate: £1,800–£2,940 per square metre of new floor, including VAT, standard specification. 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a kitchen-diner rear extension in Arbroath?
Planning for a kitchen-diner rear extension in Arbroath follows the Scottish householder rules.
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 Arbroath like to extend?
Arbroath 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 Arbroath comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
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.
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 Arbroath
We also build kitchen-diner rear extensions in nearby Carnoustie (6.1 miles) and Montrose (11.6 miles).
- Kitchen-diner rear extension in Carnoustie
- Kitchen-diner rear extension in Montrose
- Kitchen-diner rear extension in Brechin
- Kitchen-diner rear extension in Forfar
- Kitchen-diner rear extension in Dundee
Other work in Arbroath:
FAQ
Kitchen-diner rear extension questions in Arbroath
How long does a rear extension take to build in Arbroath?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
Can I have underfloor heating?
Yes. Wet underfloor heating in the new screed is the usual choice, often with the old room's radiators kept or replaced.
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 I need planning permission for a rear extension in Arbroath?
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 kitchen-diner rear extension cost in Arbroath?
As a guide, £1,800–£2,940 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,500–£35,500 at that rate. Your written price follows the survey.