Wraparound extensions in Broxburn: design, approvals and build
Broxburn 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 BroxburnFrom £35,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time14–20 weeks on site
- Postcode districtsEH52
Planning rules that apply 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.
The planning position for a specific Broxburn address depends on its history and any designations, which is why we check it at the first visit.
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.
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 Broxburn
Across EH52, we can visit, measure and advise. We also work in nearby Livingston (3 miles), Bathgate (7 miles), Edinburgh (11 miles), Penicuik (12 miles).
Dunfermline, in Fife, is roughly 10 miles from Broxburn and also on our list. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Wraparound extension prices in Broxburn
For Broxburn we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Broxburn: £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.
When a wraparound extension makes sense
- Terraced houses that want the largest ground floor possible
- Semi-detached houses with a side passage
- Families who want kitchen, dining and living in one space
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 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.
Common questions in Broxburn
How long does a wraparound extension take to build in Broxburn?
On site, typically 14 to 20 weeks once approvals are in place. Before that, allow 8–16 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Broxburn, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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 Broxburn before design and council fees.
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.
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.