Stornoway, Highlands and Islands
Side return extension in Stornoway
Infilling the narrow passage beside a Victorian or Edwardian back addition. We design, get the approvals for and build side return extensions in Stornoway and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Stornoway (HS1) as part of our Highlands and Islands work. In Stornoway 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.
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 side return extension cost in Stornoway?
For Stornoway we work from the Scotland rate: £2,180–£3,610 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 |
|---|---|
| 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 |
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 side return extension in Stornoway?
Here is how the rules in Scotland apply to a side return extension in Stornoway.
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. 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 side return extension in Stornoway comes together
Look round and measure
We 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.
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.
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.
Other work in Stornoway:
FAQ
Side return extension questions in Stornoway
Do you handle building control in Stornoway?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
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.
Where does the drainage go?
Side passages often carry the soil and rainwater pipes. We survey them first and reroute them under the new floor where needed.
Is the site visit in Stornoway free?
Visits here are by arrangement; we confirm whether we can take the job and agree any travel costs first.
Can you match the brick or stone on my Stornoway house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.