Side return extensions across Livingston
If you live in Livingston and want more space without moving, a side return extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in LivingstonFrom £17,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–14 weeks on site
- Postcode districtsEH52, EH53, EH54
Who a side return extension suits
- Homes where the garden is too small to lose much depth
- Narrow galley kitchens
- Victorian and Edwardian terraces with a rear outrigger
Light is the design problem. A side return can make the middle of the house darker if the roof is solid, so we model the daylight and usually recommend a glazed slope or a run of rooflights along the boundary edge.
What should I budget for a side return extension in Livingston?
Labour and material costs vary across the UK, so for Livingston we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Livingston: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Will the council need to approve it?
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.
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.
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.
In Scotland a building warrant from the council is needed before work starts on almost any extension, and a completion certificate is issued when the work is accepted. Building standards are set in the Scottish technical handbooks.
Applications are decided by your council as planning authority.
Working in Livingston
We cover Livingston and the postcode districts EH52, EH53, EH54. The same team covers Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles), all within easy reach.
For homes towards Forth Valley, Grangemouth is around 11 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.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
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 Livingston
Who do I contract with for a side return extension in Livingston?
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.
Will my neighbours in Livingston 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 a side return extension take to build in Livingston?
On site, typically 10 to 14 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
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.
How much does a side return extension cost?
Our guide range is about £2,060 to £3,720 per m² including VAT, so a typical 2 m × 5.5 m infill lands around £25,500 to £32,500 at standard spec in Livingston, more in London.
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.