Extensions over a garage across Livingston
Planning an over-garage extension in Livingston? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in LivingstonFrom £23,500 inc VAT
- PlanningPermission and a building warrant needed
- Build time12–18 weeks on site
- Postcode districtsEH52, EH53, EH54
Do I need planning permission in Livingston?
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.
Applications are decided by your council as planning authority.
Who an over-garage extension suits
- Families needing a bedroom without losing garden
- Homes where the landing can connect to the new room
- Detached and link-detached houses with an attached garage
Fitting the new room to the existing landing is the planning puzzle inside the house. We design the connection first, then the roof, so the extension does not end up with awkward steps or a corridor through a bedroom.
Local to Livingston
Site visits are available across Livingston (EH52, EH53, EH54). Neighbouring towns we cover include 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.
Guide prices for Livingston
Prices below are for Livingston, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Livingston: £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.
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
We visit your Livingston home, measure up, talk through what you want and check the planning position.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about over-garage extensions
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 see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Livingston, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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.
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.
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.