Bonnyrigg wraparound extensions, designed and built
Bonnyrigg homeowners can use us for the whole wraparound extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in BonnyriggFrom £35,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time14–20 weeks on site
- Postcode districtsEH18, EH19, EH22, EH24
Do I need planning permission 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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design 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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
Applications are decided by your council as planning authority.
Local to Bonnyrigg
We cover Bonnyrigg and the postcode districts EH18, EH19, EH22, EH24. Nearby, we also take on projects in Musselburgh (5 miles), Penicuik (6 miles), Edinburgh (6 miles), Broxburn (15 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.
What is included
- Householder planning application
- Structural design for the corner and openings
- Foundations, drainage and any manhole relocation
- Roof with glazing along the side return
- Survey, design and 3D layout options
- Full internal finish or kitchen-ready shell
The corner is where wraparounds succeed or fail. We usually use a single steel goalpost or a corner post hidden in a pier, and set the glazing so the new room reads as one space rather than two boxes.
Wraparound extension prices in Bonnyrigg
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Bonnyrigg: £1,960 to £3,630 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £35,000 – £42,500 | £40,500 – £51,500 | £51,000 – £65,500 |
| Medium L-shape 25 m² | £49,000 – £59,000 | £56,000 – £71,500 | £71,000 – £91,000 |
| Large L-shape 32 m² | £62,500 – £75,500 | £72,000 – £91,000 | £90,500 – £116,500 |
Try the guide-price tool to see a range for your own size and finish.
What happens next
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Wraparound extension questions answered
Will my neighbours in Bonnyrigg 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.
Who do I contract with for a wraparound 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.
How long does a wraparound extension take to build in Bonnyrigg?
On site, typically 14 to 20 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Is a wraparound better than a side return alone?
It adds far more space, but costs more and needs planning permission more often. Our comparison guide sets the two side by side.
How much does a wraparound extension cost?
Our guide range is about £1,960 to £3,630 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £56,000 to £71,500 in Bonnyrigg before design and council fees.
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.