Livingston, Edinburgh and the Lothians
Kitchen-diner rear extension in Livingston
An open-plan kitchen, dining and family room that opens straight onto the garden. We design, get the approvals for and build kitchen-diner rear extensions in Livingston and the surrounding area, with one contract from the first survey to building control sign-off.
Livingston sits in Edinburgh and the Lothians, with postcode districts including EH53 and EH54. 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 Livingston 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 Livingston?
Guide prices for a kitchen-diner rear extension in Livingston 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 |
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 Livingston?
The planning route for a kitchen-diner rear extension in Livingston 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 Livingston like to extend?
Livingston 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 Livingston 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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.
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.
Kitchen-diner rear extensions near Livingston
We also build kitchen-diner rear extensions in nearby Broxburn (2.9 miles) and Bathgate (4.7 miles).
- Kitchen-diner rear extension in Broxburn
- Kitchen-diner rear extension in Bathgate
- Kitchen-diner rear extension in Linlithgow
- Kitchen-diner rear extension in Whitburn
- Kitchen-diner rear extension in Armadale
Other work in Livingston:
FAQ
Kitchen-diner rear extension questions in Livingston
How long does a rear extension take to build in Livingston?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
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.
How much does a kitchen-diner rear extension cost in Livingston?
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.
Do you handle building control in Livingston?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.