Bonnyrigg, Edinburgh and the Lothians
Semi-detached rear extension in Bonnyrigg
Single or two-storey extensions for semi-detached houses, with side access and one party wall. We design, get the approvals for and build rear extensions for semi-detached houses in Bonnyrigg and the surrounding area, with one contract from the first survey to building control sign-off.
Bonnyrigg is covered from our Edinburgh and the Lothians round, including EH18, EH19 and EH24. In Bonnyrigg we measure the attached neighbour's extension at the survey, because it often sets the sensible depth for yours.
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 semi-detached rear extension cost in Bonnyrigg?
A semi-detached rear extension in Bonnyrigg is priced at £1,800–£2,940 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 semi-detached rear extension in Bonnyrigg?
Whether your semi-detached rear extension in Bonnyrigg needs a planning application depends on its size, your house and any local restrictions.
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.
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 Bonnyrigg like to extend?
Bonnyrigg 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 semi-detached rear extension in Bonnyrigg 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.
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.
Semi-detached rear extensions near Bonnyrigg
Neighbouring places we cover include Dalkeith (2.0 miles) and Mayfield (2.6 miles).
- Semi-detached rear extension in Dalkeith
- Semi-detached rear extension in Mayfield
- Semi-detached rear extension in Musselburgh
- Semi-detached rear extension in Penicuik
- Semi-detached rear extension in Edinburgh
Other work in Bonnyrigg:
FAQ
Semi-detached rear extension questions in Bonnyrigg
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Do you handle building control in Bonnyrigg?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
How long does a semi extension take?
10 to 16 weeks on site for a single-storey extension.
Do I need planning permission for a rear extension in Bonnyrigg?
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.
How long does a rear extension take to build in Bonnyrigg?
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 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.