Planning permission for extensions in Livingston
For Livingston homeowners we handle planning permission for extensions, with fees agreed in writing before any work starts.
- Guide price in LivingstonFrom £300 inc VAT
- PlanningWe find the right route for you
- Timescale8–13 weeks typical decision period
- Postcode districtsEH52, EH53, EH54
Fees in Livingston
Fees below are our Livingston guide (×0.98, the Scotland factor), including VAT. Council and building control fees are extra.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Permitted development confirmed in writing (certificate or notification) | £300 – £650 |
| Standard | Householder planning application handled | £550 – £1,100 |
| Premium | Application with heritage or design statements, and responses to the council | £850 – £1,600 |
Our handling fee only. Council fees are extra and are set by the Scottish Government. Drawings are priced separately.
For a figure based on your own dimensions, use our guide-price tool.
Extensions in and around Livingston
Site visits are available across Livingston (EH52, EH53, EH54). Nearby, we also take on projects in Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles).
Grangemouth, in Forth Valley, is roughly 11 miles from Livingston and also on our list. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Do I need planning permission in Livingston?
In Scotland the questions are whether the extension falls within householder permitted development (Classes 1A to 1D) or needs planning permission from the council, and the building warrant, which is required before construction begins and is followed by a completion certificate.
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.
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.
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.
When it helps
- Projects in conservation areas or with previous refusals
- Homeowners who would rather not deal with the council themselves
- Anyone unsure whether their extension needs permission
How the project works
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions answered
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.
Who do I contract with 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.
How long does this take for a Livingston home?
8–13 weeks typical decision period, depending on the council and the complexity of the project.
What happens if planning is refused?
You can revise the design and reapply, or appeal. We read the officer’s report and tell you honestly which option has a better chance.
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.