Extension plans and drawings in Kirkwall
Kirkwall projects are quoted by arrangement: we plan the design, approvals and build carefully around travel and material deliveries, and confirm any travel costs up front.
- Guide price in KirkwallFrom £1,150 inc VAT
- PlanningWe find the right route for you
- Timescale2–6 weeks for drawings
- Postcode districtsKW15
Planning rules that apply in Kirkwall
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.
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.
Included in a typical project
- Planning drawings: existing and proposed plans and elevations, site and location plans
- Two or three layout options to compare
- 3D views to check the look and the light (full pack)
- Structural calculations from an engineer (full pack)
- Measured survey of the house and garden
What it costs in Kirkwall
Guide fees for Kirkwall including VAT, using our Scotland factor of ×0.98. Council and building control charges are not included.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Measured survey and planning drawings | £1,150 – £2,200 |
| Standard | Planning drawings plus building regulations drawings | £2,150 – £3,750 |
| Premium | Full pack with structural calculations and 3D visuals | £3,300 – £5,400 |
For a figure based on your own dimensions, use our guide-price tool.
Working in Kirkwall
We cover Kirkwall and the postcode districts KW15. Island and remote projects are planned individually, with travel, deliveries and accommodation for the team agreed before the survey.
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.
From first visit to completion
Visits to Kirkwall are arranged around travel; we confirm any travel costs in writing before the survey.
Site visit by arrangement
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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.
Common questions in Kirkwall
Do you cover all of Kirkwall?
Yes. We cover Kirkwall and the surrounding parts of Highlands and Islands. Projects here are taken on by arrangement because of travel, and any travel costs are agreed before the survey.
Who do I contract with in Kirkwall?
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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kirkwall, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need an architect?
Not necessarily. For most extensions an experienced designer or architectural technologist is enough. For listed buildings or complex sites an architect’s input can help.
How much do extension plans cost?
Our design packs range from about £1,150 to £5,400 including VAT, from planning drawings only to a full pack with building regulations drawings, structural calculations and 3D views. Council fees are separate.
Talk to us about a project in Kirkwall
We will talk through the project, the planning position and how we would organise the visit and the build.
- Site visit arranged around travel, costs agreed first
- 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 .
Send us your project details
Tell us a little about the project and we will arrange a time.