Side return extensions in Broxburn
Broxburn homeowners can use us for the whole side return extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in BroxburnFrom £17,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–14 weeks on site
- Postcode districtsEH52
Included in a typical project
- Removal of the side wall and new steelwork
- Kitchen-ready shell or full finish
- Survey of the outrigger, boundary wall and drainage
- Glazed, sloping or flat roof with rooflights
- Design to keep daylight in the middle of the house
Planning and approvals in Broxburn
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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 much does a side return extension cost in Broxburn?
Prices below are for Broxburn, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Broxburn: £2,060 to £3,720 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £17,500 – £21,000 | £18,500 – £24,000 | £23,500 – £30,000 |
| 2 m × 5.5 m 11 m² | £22,500 – £27,000 | £25,500 – £32,500 | £32,000 – £41,000 |
| 2.2 m × 7 m 15 m² | £30,500 – £37,000 | £35,000 – £44,500 | £44,000 – £56,000 |
Try the guide-price tool to see a range for your own size and finish.
Working in Broxburn
We cover Broxburn and the postcode districts EH52. We also work in nearby Livingston (3 miles), Bathgate (7 miles), Edinburgh (11 miles), Penicuik (12 miles).
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.
How the project works
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about side return extensions
Who do I contract with for a side return extension in Broxburn?
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 I need building regulations approval in Broxburn?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Will my neighbours in Broxburn 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.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
Can I combine a side return with a rear extension?
Yes. That combination is a wraparound extension, which adds the most space to a terraced house.
Book a free site visit in Broxburn
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.