Livingston, Edinburgh and the Lothians
Side return extension in Livingston
Thinking about a side return extension in Livingston? Infilling the narrow passage beside a Victorian or Edwardian back addition. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Livingston and its postcode districts EH53 and EH54 are part of our Edinburgh and the Lothians coverage. In Livingston we check the boundary line and the neighbour's gutter before drawing a side return, because a few centimetres decide whether the wall goes on or beside the boundary.
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 Livingston?
A side return extension in Livingston is priced at £2,180–£3,610 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 |
|---|---|
| 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 Livingston?
Here is how the rules in Scotland apply to a side return extension in Livingston.
Scottish householder rights treat the side part of a wraparound or side infill more strictly than a plain rear extension, so most need planning permission, and all need a building warrant.
There is no Party Wall Act in Scotland; neighbour matters are handled through the title deeds, common law and written agreement before work starts.
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 Livingston like to extend?
Livingston 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 side return extension in Livingston 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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.
Side return extensions near Livingston
From Livingston, the nearest places we also cover are Broxburn (2.9 miles) and Bathgate (4.7 miles).
- Side return extension in Broxburn
- Side return extension in Bathgate
- Side return extension in Linlithgow
- Side return extension in Whitburn
- Side return extension in Armadale
Other work in Livingston:
FAQ
Side return extension questions in Livingston
Can you match the brick or stone on my Livingston house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
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 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.