Side return extensions in Johnstone: design, approvals and build
Johnstone 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 JohnstoneFrom £17,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–14 weeks on site
- Postcode districtsPA5, PA10
Do I need planning permission in Johnstone?
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.
The planning position for a specific Johnstone address depends on its history and any designations, which is why we check it at the first visit.
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.
Extensions in and around Johnstone
Our survey diary covers Johnstone, including PA5, PA10. The same team covers Paisley (3 miles), Barrhead (5 miles), Erskine (6 miles), Renfrew (6 miles), all within easy reach.
Just over the Dunbartonshire border, Clydebank is about 7 miles away. 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 much does a side return extension cost in Johnstone?
Labour and material costs vary across the UK, so for Johnstone we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Johnstone: £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.
What we take care of
- Glazed, sloping or flat roof with rooflights
- Removal of the side wall and new steelwork
- Kitchen-ready shell or full finish
- Design to keep daylight in the middle of the house
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 produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Side return extension questions answered
Will my neighbours in Johnstone 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.
Do I need building regulations approval in Johnstone?
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 Johnstone?
Yes. We cover Johnstone and the surrounding parts of Renfrewshire and Inverclyde. Site visits are free and there is no obligation.
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.
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.
Book a free site visit in Johnstone
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.