Galashiels, Scottish Borders
Wraparound extension in Galashiels
Thinking about a wraparound extension in Galashiels? An L-shaped extension that fills the side return and runs across the back. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Galashiels is covered from our Scottish Borders round, including TD1. Wraparounds are the natural next step for the end-of-terrace and Victorian houses in the Scottish Borders 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 Galashiels?
For Galashiels 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 |
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 Galashiels?
Whether your wraparound extension in Galashiels needs a planning application depends on its size, your house and any local restrictions.
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. 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 Galashiels like to extend?
Galashiels 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 Galashiels 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.
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.
Wraparound extensions near Galashiels
We also build wraparound extensions in nearby Selkirk (4.8 miles) and Hawick (13.3 miles).
- Wraparound extension in Selkirk
- Wraparound extension in Hawick
- Wraparound extension in Kelso
- Wraparound extension in Peebles
- Wraparound extension in Mayfield
Other work in Galashiels:
FAQ
Wraparound extension questions in Galashiels
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.
What postcode areas do you cover around Galashiels?
Including TD1, and the surrounding Scottish Borders area.
Will it take a lot of garden?
Less than a deep rear extension of the same area, because part of the space comes from the side passage.
How long does a rear extension take to build in Galashiels?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
Do you handle building control in Galashiels?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.