Scottish Borders
Wraparound extensions in the Scottish Borders
An L-shaped extension that fills the side return and runs across the back. We design and build rear extensions across the Scottish Borders, from Hawick and Galashiels to Peebles, covering single-storey kitchen extensions, two-storey additions, side returns and wraparounds.
In Hawick we usually draw the wraparound and a simpler rear-only option side by side, so the planning risk and cost difference are clear. Scottish Borders 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 much does a wraparound extension cost in the Scottish Borders?
A wraparound extension in the Scottish Borders is priced at £2,090–£3,420 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 |
|---|---|
| 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 in the Scottish Borders?
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.
Where in the Scottish Borders do we work?
FAQ
Questions people ask
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 wraparound take?
Usually 14 to 20 weeks on site, longer than a plain rear extension because of the steelwork.
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.
Do you cover all of the Scottish Borders?
We cover 5 towns and districts in the Scottish Borders, including Hawick, Galashiels and Peebles.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.