Planning permission isn’t always required for small home extensions in Scotland – thanks to Permitted Development Rights (PD). Under these national rules, many single-storey rear extensions (meeting certain size limits) can be built without a planning application. However, larger or more complex projects (such as multi-storey builds, front/side extensions, or any work in a conservation/listed area) almost always require permission. In this guide we break down the key rules for Edinburgh and Midlothian homeowners, explain when permission is needed, and show how our team can help you navigate the process.
Is This Guide for You?
- You’re a homeowner in Edinburgh/Midlothian planning to extend your house (e.g. a growing family needing more space or a homeowner updating an older property).
- You value clear communication, punctuality and top-quality workmanship.
- You want a builder who handles everything from design to build, working closely with architects and trades.
- You need local expertise on planning rules and a stress-free process.
Permitted Development Rights (When You Don’t Need Permission)
In Scotland, permitted development rights allow many single-storey rear extensions to proceed without full planning consent. To qualify, your extension must meet all of these conditions:
- Location: The extension must be at the rear of the house (or not extend forward of the side elevation if that side faces a road).
- Size & Height: Eaves no higher than 3 m and overall roof height no higher than 4 m.
- Length Limits: If you live in a terraced house, the extension must be ≤3 m deep (from the original rear wall) when within 1 m of a boundary; for a semi- or detached house, it can be up to 4 m deep under the same boundary condition.
- Garden Coverage: The extension (combined with any previous extensions or outbuildings) must not occupy more than half the rear garden and must not exceed the footprint of the original house.
- Conservation Areas: The house must not be in a conservation area (these have stricter controls).
If all the above apply, your single-storey rear extension is likely covered by PD and you do not need to apply for planning permission. For extra certainty, Edinburgh Council allows you to apply for a Certificate of Lawfulness, which is a formal way to get written confirmation that your plans fall under PD. (In contrast, if any condition is broken – say your extension is wider than half the garden, taller than 4 m, or in a conservation area – you must apply for permission.)
Importantly, even if planning permission isn’t required, you will always need a Building Warrant for structural work in Scotland. In other words, you must still comply with building regulations, safety and energy standards. Think of planning permission and building warrant as two separate approvals – it’s common to need both. Our design-and-build service handles both aspects for you, ensuring the extension is legally approved and built to code.
When Planning Permission Is Needed
You will generally need planning permission if your extension falls outside the PD limits above or involves special features. Key examples include:
- Two-Storey (Double-Storey) Extensions: By default, any extension over one storey requires full consent. Edinburgh Council explicitly advises that extensions over two storeys (or any that alter the main roofline) will need permission. (That said, updated Scottish regulations now allow some two-storey rear extensions as PD if they are set well back from boundaries – at least 10 m – and do not exceed the height of the existing roof. This is a tight rule, so we always check carefully.)
- Exceeding PD Size Limits: If your proposed extension is deeper or taller than the PD rules above (e.g. more than 3–4 m out from the house, higher than 4 m, or uses materials very different from the existing home), planning approval is required.
- Road-Facing or Front Extensions: Any extension on a road-facing elevation (front or side visible from the street) always needs permission, no matter how small.
- Conservation Areas & Listed Buildings: If your property is listed or in a conservation area, normal PD rights do not apply. You’ll need listed-building consent or full planning permission for virtually any changes, and design details must respect the historic character.
- Other Features: Adding balconies, verandas, raised platforms, or a second floor within 7 m of the rear boundary all count as significant changes and require permission. Likewise, if your extension plus previous ones would occupy more than half the garden, permission is needed.
In short: “Not always, but often.” Small, low, rear extensions may slip under PD, but anything taller, larger, or street-facing will usually trigger a planning application. When in doubt, it’s safest to assume you need consent and check with the council.
Edinburgh & Midlothian Guidance
Edinburgh Council provides clear guidance. Its “House Extensions” quick guide notes that over-two-storey or road-facing additions require permission. It also highlights the Certificate of Lawfulness route for extensions that don’t need permission. In all cases, architects are strongly recommended to ensure designs meet the city’s detailed criteria. (We routinely work with local architects to produce plans that satisfy Edinburgh’s design policies, saving you time and risk.)
Midlothian Council similarly emphasizes that permitted development is fixed by Scottish Government rules – anything outside PD must be applied for. Midlothian offers a free pre-application service: you can submit your plans informally, and a planning officer will advise if permission is needed. (We can assist with these pre-app queries to clarify requirements early.)
Neither council covers flats – these rules apply to houses only. Also remember: even with PD rights, a Building Warrant is always required for new extensions. We handle all those applications too, coordinating with building standards so you don’t have to.
Working with Us
Choosing the right team makes the difference between a stressful build and a smooth project. At Sawmill Contracts, we are Edinburgh and Midlothian extension specialists with award-winning expertise and over 10 years of experience in design and construction. Here’s why customers trust us:
- End-to-End Service: From initial design ideas and planning applications through to the final coat of paint, we manage every step. Our in-house team includes builders, joiners, plumbers, electricians, roofers and decorators – a one-stop solution.
- Architect Collaboration: We partner with architects from the outset to create efficient, eye-catching designs that meet planning rules. This means fewer revisions and faster approvals.
- Best Materials & Quality: We source premium materials at great prices and insist on unmatched craftsmanship. Our attention to detail (the little finishing touches) ensures your extension looks impeccable and adds maximum value.
- Clear Communication: We keep you informed at every stage. You’ll have a dedicated project manager who updates you weekly, so you always know what to expect and when.
- Punctual, Tidy & Trustworthy: We show up on time, respect your home (keeping the site clean and safe), and complete work on schedule. Customer satisfaction is our priority – our 5★ reviews in Edinburgh and Midlothian speak for themselves.
Imagine a stress-free extension: you bring us your vision, and we handle the permits, designs, trades and timelines. By choosing Sawmill Contracts, you get a friendly, professional partner who believes in top-quality results and transparent service.
Ideal Client Persona
This guide and our services are aimed at Edinburgh/Midlothian homeowners who:
- Have an existing house (often older or characterful) and want to add more living space (for a growing family, home office, larger kitchen, etc.).
- Value first-class workmanship and the security of a reputable builder with 10+ years’ experience.
- Prefer a single point of contact for design, planning, and construction – someone who really understands local rules.
- Care about clear, honest communication and a tidy, on-time build.
- Want their builder to collaborate with architects/engineers and use high-quality materials.
If that sounds like you, Sawmill Contracts is ready to help. We bring local expertise to get your extension approved and built right the first time.
Ready to Extend Your Home?
Planning can be tricky, but with the right information and team, your extension project will be smooth. If you’re in Edinburgh or Midlothian and wondering about planning permission (or anything about your house extension), contact us for a free consultation. We’ll explain the rules, answer your questions, and show how our full-service approach ensures your project is a success.
Our advice is free and our estimates are clear – let us handle the details so you can look forward to the extra space and value you’re adding to your home.