Annexe extensions in Bathgate: design, approvals and build
Planning an annexe extension in Bathgate? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in BathgateFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsEH48
Guide prices for Bathgate
Labour and material costs vary across the UK, so for Bathgate we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Bathgate: £1,960 to £3,720 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £53,500 – £67,500 | £58,500 – £73,500 | £73,500 – £93,500 |
| One-bedroom annexe 35 m² | £68,500 – £86,000 | £82,000 – £103,000 | £102,500 – £130,500 |
| Larger annexe 45 m² | £88,000 – £110,500 | £105,500 – £132,500 | £132,000 – £168,000 |
For a figure based on your own dimensions, use our guide-price tool.
Covering Bathgate
Across EH48, we can visit, measure and advise. Neighbouring towns we cover include Livingston (5 miles), Broxburn (7 miles), Penicuik (17 miles), Edinburgh (18 miles).
Just over the Forth Valley border, Grangemouth is about 8 miles away. Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
Planning rules that apply in Bathgate
In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
In Scotland a building warrant from the council is needed before work starts on almost any extension, and a completion certificate is issued when the work is accepted. Building standards are set in the Scottish technical handbooks.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
Applications are decided by your council as planning authority.
What is included
- Planning application describing ancillary use
- Fire separation and alarms to building regulations
- Kitchenette, shower room and bedroom finish
- Design for accessibility: level thresholds, wider doors, walk-in shower
Our process, step by step
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Annexe extension questions answered
Will my neighbours in Bathgate be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Who do I contract with for an annexe extension in Bathgate?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do you cover all of Bathgate?
Yes. We cover Bathgate and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
How much does an annexe extension cost?
Our guide range is about £1,960 to £3,720 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £82,000 to £103,000 at standard spec in Bathgate.
Book a free site visit in Bathgate
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.