Covering Livingston
Alongside Livingston, we also cover Bathgate (5 miles to the west), Linlithgow and Grangemouth.
Homes in the Lothians
Scottish homes range from city tenements and sandstone terraces to bungalows and modern estates, and the building warrant process shapes the programme for every project.
What do you get with a garden annexe?
We design annexes as permanent buildings with proper foundations, insulation and services, and we prepare the planning case showing how the annexe will be used as part of the main home. Connections for water, drainage and power are planned from the start.
- Foundations and drainage connections
- Kitchenette and shower room
- Heating, hot water and electrics
How much should I budget for a garden annexe?
Use these ranges to budget for garden annexes; the survey turns them into a fixed price for the agreed specification.
| Garden annexes | Guide price incl. VAT |
|---|---|
| Standard specification | £2,400 to £2,900 per m² |
| Good specification | £2,900 to £3,400 per m² |
| High specification | £3,400 to £3,900 per m² |
What approvals does a garden annexe need in Scotland?
Scottish projects follow a different process from England: the council issues a building warrant before work starts and accepts a completion certificate at the end, alongside any planning permission needed. We prepare both applications.
In Scotland an annexe needs planning permission and a building warrant before work starts.
What should I think about before starting?
- The annexe normally has to remain part of the main household, not let as a separate home.
- A level threshold and wider doors make the annexe suitable for later life.
How does the project run?
- Start with a conversation. A short call or the online form is enough for us to understand what you want to build.
- We visit and measure. A surveyor checks the house, the boundaries and the ground, and discusses what is realistic.
- Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
- We build it. Work follows an agreed programme, with inspections at each stage and a final sign-off.
Questions about a garden annexe in Livingston
How much does a garden annexe cost?
Around £2,400 to £3,900 per square metre including VAT, depending on finish and services.
How long does an annexe take to build?
About 14 to 24 weeks on site after approvals.
Who deals with the council for a project in Livingston?
We do. We prepare the drawings, submit planning or permitted development paperwork if needed, and arrange building control inspections.
Garden annexes near Livingston
- Garden annexes in Bathgate
- Garden annexes in Linlithgow
- Garden annexes in Grangemouth
- Garden annexes in Dunfermline
Learn more about garden annexes, or see every project we cover in Livingston.