Broxburn, Edinburgh and the Lothians
Side return extension in Broxburn
Infilling the narrow passage beside a Victorian or Edwardian back addition. We design, get the approvals for and build side return extensions in Broxburn and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Broxburn (EH52) as part of our Edinburgh and the Lothians work. Side returns suit the Victorian and Edwardian terraces found across parts of Edinburgh and the Lothians, where the kitchen sits in a narrow back addition.
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 side return extension cost in Broxburn?
In Broxburn, our guide for a side return extension is £2,180–£3,610 per square metre including VAT for a 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 |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £26,000–£43,500 |
| 2.5 m wide × 7 m deep (17.5 m²) | £38,000–£63,000 |
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 side return extension in Broxburn?
The planning route for a side return extension in Broxburn is set by Scotland's householder rules and your council.
In Scotland side extensions are more restricted than rear ones under householder permitted development, and wraparounds generally need planning permission. A building warrant is required before work starts.
Scotland has no Party Wall Act. Work to shared walls is governed by property law and the title deeds, so we agree access and protection with neighbours in writing before work begins.
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 Broxburn like to extend?
Post-war semis and terraces are common around Broxburn, and many have room for a single-storey rear extension within Class 1A limits.
How a side return extension in Broxburn comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
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.
Side return extensions near Broxburn
Neighbouring places we cover include Livingston (2.9 miles) and Linlithgow (5.9 miles).
- Side return extension in Livingston
- Side return extension in Linlithgow
- Side return extension in Bathgate
- Side return extension in Rosyth
- Side return extension in Bo'ness
Other work in Broxburn:
FAQ
Side return extension questions in Broxburn
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
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.
Is a side return permitted development?
Sometimes, as a side extension within the width and height limits, but not in conservation areas, and many terraces are in one.
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 Broxburn?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
How much does a side return extension cost in Broxburn?
As a guide, £2,180–£3,610 per square metre including VAT for a standard specification. For example, 2 m wide × 6 m deep (12 m²): about £26,000–£43,500 at that rate. Your written price follows the survey.