Broxburn, Edinburgh and the Lothians
Wraparound extension in Broxburn
Wraparound extension in Broxburn: 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.
Broxburn is covered from our Edinburgh and the Lothians round, including EH52. 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 Broxburn?
For Broxburn we work from the Scotland rate: £2,090–£3,420 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 |
|---|---|
| L-shaped, about 22 m² of new floor | £46,000–£75,000 |
| L-shaped, about 30 m² of new floor | £62,500–£102,500 |
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 wraparound extension in Broxburn?
Here is how the rules in Scotland apply to a wraparound extension in Broxburn.
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. 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?
Broxburn 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 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.
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.
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 Broxburn
We also build wraparound extensions in nearby Livingston (2.9 miles) and Linlithgow (5.9 miles).
- Wraparound extension in Livingston
- Wraparound extension in Linlithgow
- Wraparound extension in Bathgate
- Wraparound extension in Rosyth
- Wraparound extension in Bo'ness
Other work in Broxburn:
FAQ
Wraparound extension questions in Broxburn
Is the site visit in Broxburn free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
What postcode areas do you cover around Broxburn?
Including EH52, and the surrounding Edinburgh and the Lothians area.
Does a wraparound need planning permission?
Often yes, because the side and rear parts are judged together. Some fit within permitted development; we check before drawing.
How long does a rear extension take to build in Broxburn?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
How much does a wraparound extension cost in Broxburn?
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.
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.