Extensions over a garage in Lerwick: design, approvals and build
We take on over-garage extensions in Lerwick by arrangement. Because of travel and logistics, we agree the programme and any travel costs in writing before the survey.
- Guide price in LerwickFrom £23,500 inc VAT
- PlanningPermission and a building warrant needed
- Build time12–18 weeks on site
- Postcode districtsZE1
Guide prices for Lerwick
Labour and material costs vary across the UK, so for Lerwick we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Lerwick: £1,760 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £23,500 – £29,000 | £24,500 – £32,000 | £31,500 – £40,000 |
| Over a large single garage 16 m² | £28,000 – £34,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a double garage 24 m² | £42,000 – £52,000 | £49,000 – £64,000 | £63,500 – £80,000 |
Try the guide-price tool to see a range for your own size and finish.
Who an over-garage extension suits
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
- Families needing a bedroom without losing garden
Covering Lerwick
Site visits are available across Lerwick (ZE1). 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.
Planning and approvals in Lerwick
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. Separately, almost every extension needs a building warrant from the council before work starts.
In a conservation area or national scenic area the householder permitted development rights are more limited, listed homes need listed building consent, and if rights have been removed by a condition or direction, any extension needs an application.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
How the project works
Visits to Lerwick are arranged around travel; we confirm any travel costs in writing before the survey.
Site visit by arrangement
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Lerwick
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Lerwick, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Lerwick be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
How long does an over-garage extension take to build in Lerwick?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
Talk to us about a project in Lerwick
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.