Scottish Borders
Permitted development rear extensions in the Scottish Borders
Designing to the no-application limits, with a certificate of lawfulness of proposed use or development as proof. Rear extensions in the Scottish Borders: we cover 5 towns including Hawick, Galashiels and Peebles, with design, approvals and the build under one contract.
Scottish Borders 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 much does a permitted development rear extension cost in the Scottish Borders?
For Scottish Borders 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 in the Scottish Borders?
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.
In Scotland an extension of more than one storey is only permitted development (Class 1B) if no part is within 10 metres of any boundary and it is no higher than the existing house, so almost every two-storey rear extension needs planning permission and a building warrant.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent.
Where in the Scottish Borders do we work?
FAQ
Questions people ask
Is permitted development the same as planning permission?
No; it is a national grant of permission for work within set limits, so no application is needed.
Do I still need Building Regulations?
Yes, always.
How long does a certificate of lawfulness of proposed use or development take?
Councils should decide within 8 weeks.
Do you cover all of the Scottish Borders?
We cover 5 towns and districts in the Scottish Borders, including Hawick, Galashiels and Peebles.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.