Brechin, Dundee and Angus
Kitchen-diner rear extension in Brechin
Kitchen-diner rear extension in Brechin: an open-plan kitchen, dining and family room that opens straight onto the garden. We measure the house, show you what the rules allow, price it in writing and build it.
Brechin sits in Dundee and Angus, with postcode districts including DD9. 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 Brechin 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 Brechin?
Guide prices for a kitchen-diner rear extension in Brechin start from our Scotland rate of £1,800–£2,940 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 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 Brechin?
The planning route for a kitchen-diner rear extension in Brechin is set by Scotland's householder rules and your council.
In Scotland a single-storey rear extension can be permitted development under Class 1A: eaves no higher than 3 metres and an overall height of 4 metres, and where any part is within 1 metre of a boundary it can project no more than 3 metres on a terraced house or 4 metres on other houses. The rights do not apply in conservation areas, and a building warrant is still needed before work starts.
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. 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 Brechin like to extend?
Post-war semis and terraces are common around Brechin, and many have room for a single-storey rear extension within Class 1A limits.
How a kitchen-diner rear extension in Brechin 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 Brechin
We also build kitchen-diner rear extensions in nearby Montrose (7.3 miles) and Forfar (10.6 miles).
- Kitchen-diner rear extension in Montrose
- Kitchen-diner rear extension in Forfar
- Kitchen-diner rear extension in Arbroath
- Kitchen-diner rear extension in Carnoustie
- Kitchen-diner rear extension in Dundee
Other work in Brechin:
FAQ
Kitchen-diner rear extension questions in Brechin
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.
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 fit the kitchen?
Yes, whether you buy it yourself or we supply it. We take the measurements from the built shell, not the drawings.
Do you handle building control in Brechin?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
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.
What postcode areas do you cover around Brechin?
Including DD9, and the surrounding Dundee and Angus area.