Livingston, Edinburgh and the Lothians
Rear extension planning drawings in Livingston
Measured survey, design options, planning drawings and the application, handled for you. If you live in Livingston and want to know what a rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Livingston is covered from our Edinburgh and the Lothians round, including EH53 and EH54. For Livingston homes we start with a measured survey, then draw options before anything is submitted.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
What do rear extension planning drawings cost in Livingston?
As a guide, £1,000–£2,500 including VAT for a single-storey rear extension, or £2,000–£3,500 for a two-storey scheme. Planning and building warrant fees in Scotland are set nationally and by value of work; we confirm both before submitting. 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 rear extension in Livingston?
Here is how the rules in Scotland apply to a rear extension in Livingston.
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.
Scottish councils aim to decide householder applications within two months; the building warrant runs alongside.
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 Livingston like to extend?
Post-war semis and terraces are common around Livingston, and many have room for a single-storey rear extension within Class 1A limits.
How a rear extension in Livingston 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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.
Rear extension planning drawings near Livingston
Neighbouring places we cover include Broxburn (2.9 miles) and Bathgate (4.7 miles).
- Rear extension planning drawings in Broxburn
- Rear extension planning drawings in Bathgate
- Rear extension planning drawings in Linlithgow
- Rear extension planning drawings in Whitburn
- Rear extension planning drawings in Armadale
Other work in Livingston:
FAQ
Rear extension planning drawings questions in Livingston
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.
What postcode areas do you cover around Livingston?
Including EH53 and EH54, and the surrounding Edinburgh and the Lothians area.
Do neighbours get consulted?
Yes for a full application: the council writes to them or puts up a site notice.
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.
Do I need planning permission for a rear extension in Livingston?
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.
Is the site visit in Livingston free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.