Annexe extensions in Broxburn: design, approvals and build
A annexe extension in Broxburn starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in BroxburnFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsEH52
Covering Broxburn
Our survey diary covers Broxburn, including EH52. Neighbouring towns we cover include Livingston (3 miles), Bathgate (7 miles), Edinburgh (11 miles), Penicuik (12 miles).
Just over the Fife border, Dunfermline is about 10 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.
How much does an annexe extension cost in Broxburn?
Labour and material costs vary across the UK, so for Broxburn we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Broxburn: £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 |
Try the guide-price tool to see a range for your own size and finish.
What we take care of
- Fire separation and alarms to building regulations
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Kitchenette, shower room and bedroom finish
- Separate or shared heating and hot water
- Planning application describing ancillary use
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Planning rules that apply in Broxburn
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
Applications are decided by your council as planning authority.
From first visit to completion
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
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about annexe extensions
Do I need building regulations approval in Broxburn?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
How long does an annexe extension take to build in Broxburn?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Will my neighbours in Broxburn 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.
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 Broxburn.
Book a free site visit in Broxburn
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.