Bonnyrigg, Edinburgh and the Lothians
Wraparound extension in Bonnyrigg
Wraparound extension in Bonnyrigg: an L-shaped extension that fills the side return and runs across the back. We measure the house, show you what the rules allow, price it in writing and build it.
Bonnyrigg and its postcode districts EH18, EH19 and EH24 are part of our Edinburgh and the Lothians coverage. Wraparounds are the natural next step for the end-of-terrace and Victorian houses in Edinburgh and the Lothians where a side return alone would leave the room too narrow.
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 wraparound extension cost in Bonnyrigg?
In Bonnyrigg, our guide for a wraparound extension is £2,090–£3,420 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 |
|---|---|
| L-shaped, about 22 m² of new floor | £46,000–£75,000 |
| L-shaped, about 30 m² of new floor | £62,500–£102,500 |
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 wraparound extension in Bonnyrigg?
Here is how the rules in Scotland apply to a wraparound extension in Bonnyrigg.
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 Bonnyrigg like to extend?
Bonnyrigg 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 wraparound extension in Bonnyrigg comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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.
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.
Wraparound extensions near Bonnyrigg
We also build wraparound extensions in nearby Dalkeith (2.0 miles) and Mayfield (2.6 miles).
- Wraparound extension in Dalkeith
- Wraparound extension in Mayfield
- Wraparound extension in Musselburgh
- Wraparound extension in Penicuik
- Wraparound extension in Edinburgh
Other work in Bonnyrigg:
FAQ
Wraparound extension questions in Bonnyrigg
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 Bonnyrigg?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
Can the corner be all glass?
Yes, with a steel or aluminium post or a structural glass corner. It needs careful thermal detailing to meet Building Regulations.
Is the site visit in Bonnyrigg free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a wraparound extension cost in Bonnyrigg?
As a guide, £2,090–£3,420 per square metre including VAT for a standard specification. For example, L-shaped, about 22 m² of new floor: about £46,000–£75,000 at that rate. Your written price follows the survey.
How long does a rear extension take to build in Bonnyrigg?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.