Extension plans and drawings in Livingston
For Livingston homeowners we handle extension plans and drawings, with fees agreed in writing before any work starts.
- Guide price in LivingstonFrom £1,150 inc VAT
- PlanningWe find the right route for you
- Timescale2–6 weeks for drawings
- Postcode districtsEH52, EH53, EH54
Planning and approvals 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.
The planning position for a specific Livingston address depends on its history and any designations, which is why we check it at the first visit.
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.
Who this service is for
- Anyone who wants fixed designs before getting build prices
- Projects that need a planning application or other approval
- Homeowners at the very start of a project
Design and approval fees for Livingston
Guide fees for Livingston 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.
Extensions in and around Livingston
Our survey diary covers Livingston, including EH52, EH53, EH54. We also work in nearby Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles).
Just over the Forth Valley border, Grangemouth is about 11 miles away. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
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
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
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.
Common questions in Livingston
How long does this take for a Livingston home?
2–6 weeks for drawings, depending on the council and the complexity of the project.
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.
Do you cover all of Livingston?
Yes. We cover Livingston and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Can I use your drawings with another builder?
Yes. Once paid for, the drawings are yours to use for your project.
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.
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.