Single-storey rear extensions in Broxburn: design, approvals and build
Broxburn homeowners can use us for the whole single-storey extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in BroxburnFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH52
Guide prices for 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: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £24,500 | £24,000 – £31,000 | £30,500 – £40,000 |
| 4 m × 5 m 20 m² | £34,000 – £40,500 | £40,000 – £51,000 | £50,500 – £67,000 |
| 5 m × 6 m 30 m² | £51,000 – £60,500 | £60,000 – £76,500 | £76,000 – £100,000 |
For a figure based on your own dimensions, use our guide-price tool.
What is included
- Planning route checked and the right approval obtained
- Walls, steel beams and the new opening into the house
- Foundations, drainage and groundworks
- Measured survey and design
- Building regulations drawings and structural calculations
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.
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.
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 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
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Broxburn
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.
How long does a single-storey extension take to build in Broxburn?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Do you cover all of Broxburn?
Yes. We cover Broxburn and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
How much does a single-storey extension cost per square metre?
Our guide range is about £1,720 to £3,330 per m² including VAT, depending on specification. A standard-spec 4 m × 5 m room usually lands at £40,000 to £51,000 in Broxburn, plus design and council fees.
Will I need a steel beam?
Almost always. Opening up the rear wall to join the new room to the house needs a beam, usually steel, sized by a structural engineer. It is included in our quotes.
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.