Galashiels, Scottish Borders
Semi-detached rear extension in Galashiels
For homes in Galashiels, a semi-detached rear extension is often the simplest way to gain space without moving. Single or two-storey extensions for semi-detached houses, with side access and one party wall. We take it from survey to completion certificate.
Galashiels is covered from our Scottish Borders round, including TD1. Semi-detached houses are common across the Scottish Borders, and their side access makes rear extensions quicker to build.
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 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 |
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 for a semi-detached rear extension in Galashiels?
Whether your semi-detached rear extension in Galashiels 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 Galashiels like to extend?
Galashiels 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 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.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the accepted completion certificate and any guarantees from suppliers.
Semi-detached rear extensions near Galashiels
We also build rear extensions for semi-detached houses in nearby Selkirk (4.8 miles) and Hawick (13.3 miles).
- Semi-detached rear extension in Selkirk
- Semi-detached rear extension in Hawick
- Semi-detached rear extension in Kelso
- Semi-detached rear extension in Peebles
- Semi-detached rear extension in Mayfield
Other work in Galashiels:
FAQ
Semi-detached rear extension questions in Galashiels
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.
Do you handle building control in Galashiels?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
Can I match pebbledash or render?
Yes. Many semis are refinished with new render across the whole back elevation so old and new match.
Is the site visit in Galashiels free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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 Galashiels?
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.