Pitched roof extensions in Bonnyrigg: design, approvals and build
Bonnyrigg homeowners can use us for the whole pitched roof extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in BonnyriggFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH18, EH19, EH22, EH24
Included in a typical project
- Insulation to current building regulations
- Roof windows positioned for light and ventilation
- Vaulted ceilings or flat ceilings with storage above
- Roof design matched to the existing pitch and tiles
- Lead or proprietary flashings to the main wall
Planning rules that apply in Bonnyrigg
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.
What should I budget for a pitched roof extension in Bonnyrigg?
Prices below are for Bonnyrigg, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Bonnyrigg: £1,810 to £3,430 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £21,500 – £25,500 | £25,000 – £32,500 | £32,000 – £41,500 |
| 4 m × 5 m 20 m² | £36,000 – £42,500 | £42,000 – £54,000 | £53,500 – £69,000 |
| 5 m × 6 m 30 m² | £54,000 – £63,500 | £63,000 – £81,000 | £80,500 – £103,000 |
Try the guide-price tool to see a range for your own size and finish.
Local to Bonnyrigg
Postcode districts we cover around Bonnyrigg include EH18, EH19, EH22, EH24. Neighbouring towns we cover include Musselburgh (5 miles), Penicuik (6 miles), Edinburgh (6 miles), Broxburn (15 miles).
Just over the Scottish Borders border, Peebles is about 15 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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about a pitched roof extension in Bonnyrigg
How long does a pitched roof extension take to build in Bonnyrigg?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Who do I contract with for a pitched roof extension in Bonnyrigg?
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 Bonnyrigg?
Yes. We cover Bonnyrigg and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Can I have a vaulted ceiling?
Yes. A vaulted ceiling with roof windows is one of the main reasons to choose a pitched roof. It needs insulation between and under the rafters to meet the building regulations.
How much does a pitched roof extension cost?
Our guide range is about £1,810 to £3,430 per m² including VAT, a little more than a flat roof because of the roof structure and tiles.
Book a free site visit in Bonnyrigg
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.