Annexe extensions in Livingston: design, approvals and build
A annexe extension in Livingston 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 LivingstonFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsEH52, EH53, EH54
Local to Livingston
Site visits are available across Livingston (EH52, EH53, EH54). Neighbouring towns we cover include Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles).
For homes towards Forth Valley, Grangemouth is around 11 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.
Do I need planning permission in Livingston?
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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
Applications are decided by your council as planning authority.
What we take care of
- Fire separation and alarms to building regulations
- Design for accessibility: level thresholds, wider doors, walk-in shower
- 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.
Annexe extension prices in Livingston
Prices below are for Livingston, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Livingston: £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.
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
We visit your Livingston home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about annexe extensions
Who do I contract with for an annexe extension in Livingston?
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 I need building regulations approval in Livingston?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Livingston, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
Book a free site visit in Livingston
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.