Galashiels, Scottish Borders
Kitchen-diner rear extension in Galashiels
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Galashiels 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.
Galashiels is covered from our Scottish Borders round, including TD1. A kitchen-diner is often the reason people in Galashiels extend: the back kitchen in post-war semis and terraces 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 Galashiels?
For Galashiels 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a kitchen-diner rear extension in Galashiels?
Whether your kitchen-diner rear extension in Galashiels needs a planning application depends on its size, your house and any local restrictions.
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. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Galashiels like to extend?
Post-war semis and terraces are common around Galashiels, and many have room for a single-storey rear extension within Class 1A limits.
How a kitchen-diner rear extension in Galashiels 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.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Kitchen-diner rear extensions near Galashiels
From Galashiels, the nearest places we also cover are Selkirk (4.8 miles) and Hawick (13.3 miles).
- Kitchen-diner rear extension in Selkirk
- Kitchen-diner rear extension in Hawick
- Kitchen-diner rear extension in Kelso
- Kitchen-diner rear extension in Peebles
- Kitchen-diner rear extension in Mayfield
Other work in Galashiels:
FAQ
Kitchen-diner rear extension questions in Galashiels
How long does a rear extension take to build in Galashiels?
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 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.
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 I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
What postcode areas do you cover around Galashiels?
Including TD1, and the surrounding Scottish Borders area.
Is the site visit in Galashiels free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.