Orangery extensions in Kelso: design, approvals and build
We design and build orangery extensions for houses in Kelso, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in KelsoFrom £29,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsTD5
When an orangery extension makes sense
- Homeowners replacing an older conservatory
- Period and detached houses with a garden view
- Those who want daylight without overheating
Covering Kelso
Our survey diary covers Kelso, including TD5. We also work in nearby Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles).
Just over the Edinburgh and the Lothians border, Bonnyrigg is about 33 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.
What should I budget for an orangery extension in Kelso?
For Kelso we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Kelso: £2,350 to £4,410 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £29,000 – £36,000 | £32,500 – £41,500 | £39,500 – £53,000 |
| 4 m × 4 m 16 m² | £37,500 – £45,500 | £43,500 – £55,000 | £53,000 – £71,000 |
| 4 m × 6 m 24 m² | £56,000 – £68,500 | £65,500 – £82,500 | £79,500 – £106,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Will the council need to approve it?
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.
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.
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.
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
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Orangery extension questions answered
Who do I contract with for an orangery extension in Kelso?
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 you cover all of Kelso?
Yes. We cover Kelso and the surrounding parts of Scottish Borders. Site visits are free and there is no obligation.
How long does an orangery extension take to build in Kelso?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Will an orangery be too hot in summer?
Not if it is designed with solar-control glass, a solid perimeter and ventilation. We size the lantern and opening vents with that in mind.
How much does an orangery cost?
Our guide range is about £2,350 to £4,410 per m² including VAT, so a 16 m² standard-spec orangery is typically £43,500 to £55,000 in Kelso.
Book a free site visit in Kelso
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.