Stornoway, Highlands and Islands
Semi-detached rear extension in Stornoway
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 Stornoway and the surrounding area, with one contract from the first survey to building control sign-off.
Stornoway sits in the Highlands and Islands, with postcode districts including HS1. Semi-detached houses are common across the Highlands and Islands, and their side access makes rear extensions quicker to build.
Ask about a site visit
Visits here are by arrangement; we'll confirm before booking.
Stornoway is outside our regular coverage, so visits and projects here are by arrangement: we confirm whether we can take the job, and agree any travel costs, before the first visit.
How much does a semi-detached rear extension cost in Stornoway?
A semi-detached rear extension in Stornoway 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 Stornoway?
The planning route for a semi-detached rear extension in Stornoway is set by Scotland's householder rules and your council.
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. At the first visit we measure what is there now and tell you which route fits: permitted development or a planning application, plus the building warrant.
What are homes in Stornoway like to extend?
Traditional stone houses sit alongside modern bungalows and timber-frame homes around Stornoway. A lighter, contrasting addition at the back often suits older stone houses better than trying to copy the walling.
How a semi-detached rear extension in Stornoway comes together
Survey visit
We 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.
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.
Other work in Stornoway:
FAQ
Semi-detached rear extension questions in Stornoway
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.
What postcode areas do you cover around Stornoway?
Including HS1, and the surrounding Highlands and Islands area.
Can I match pebbledash or render?
Yes. Many semis are refinished with new render across the whole back elevation so old and new match.
Do I need planning permission for a rear extension in Stornoway?
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.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
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.