Garden annexes in the Lothians

Covering The Lothians

Our coverage across the Lothians includes Livingston, Musselburgh, Bathgate and Bonnyrigg.

Homes in the Lothians

Housing in Scotland includes tenements in the cities, sandstone villas, inter-war and post-war semis and a large number of bungalows, which often suit dormer and upward extensions.

What is a garden annexe?

A garden annexe is a separate single-storey building in the grounds of a house with its own bedroom, bathroom and kitchenette, used by family members as part of the main household. Unlike a garden office, an annexe that people sleep in normally needs planning permission and full building regulations approval.

Building warrant application and completion certificate
Design and planning application
Brick, block or timber-frame structure

How much does a garden annexe cost in the Lothians?

Guide prices for garden annexes, including VAT where it applies. Your fixed price is confirmed in writing after the survey.

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

Planning and building rules in the Lothians

Projects in Scotland need a building warrant from the council before any building work starts, and a completion certificate once it is finished. Planning permission is a separate decision. The Party Wall etc. Act does not apply in Scotland; shared walls are governed by title deeds and the law of the tenement where relevant.

In Scotland an annexe needs planning permission and a building warrant before work starts.

What should the Lothians homeowners check first?

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.
Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
Price and paperwork. The design is priced line by line, and we submit the planning and building control applications.
Construction and completion. One site lead co-ordinates every trade through to the building control certificate.

Garden annexes: common questions

Can I rent the annexe out?

Usually not without a separate planning permission, because councils normally require it to stay part of the main house.

Can you make it wheelchair accessible?

Yes. Level access, wider doors and a level-access shower can be designed in from the start.

Can you visit a house in the Lothians to quote?

Yes. After a short call we arrange a site visit to measure up and agree what the design needs to do, then send a written price.

Garden annexes in nearby towns

Learn more about garden annexes, or see every project we cover in The Lothians.