Extensions over a garage in Cookstown
Our extensions over a garage service in Cookstown covers everything: measured survey, design, planning or permitted development checks, structural design, building control and the build itself.
Before you start in Cookstown, here's what applies.
- Postcode districts
- BT80
- County / area
- County Tyrone, Northern Ireland
- Price region
- Northern Ireland
- Guide price
- £27,500–£40,500 (£1,540–£2,240 per m²)
- Approval route
- Planning permission is needed: permitted development side extensions in Northern Ireland can't be more than 4 m high, which rules out two storeys.
- Nearest towns
- Coalisland (7.2 miles), Magherafelt (9.4 miles), Dungannon (9.7 miles)
- Distance to Omagh
- about 22.4 miles
- First visit
- Free, no obligation
About an extension over a garage
An extension over a garage suits you if you have an attached single garage beside the house and need an extra bedroom or a larger main bedroom with an en-suite. You get an inspection of the garage structure, a design that matches the house, the approvals your nation needs, structural design, building regulations approval and the build, carried out by vetted teams working under S&K.
Around Cookstown we also work in Coalisland, Magherafelt and Dungannon, and across the rest of County Tyrone. Postcode district in and near Cookstown: BT80.
What it costs in Cookstown
Our guide for Northern Ireland is £1,540–£2,240 per m² including VAT. On a project with 3 m × 6 m of new first-floor space (18 m²), that puts an extension over a garage in Cookstown at roughly £27,500–£40,500. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.
| Spec | Per m² | 3 m × 6 m of new first-floor space (18 m²) |
|---|---|---|
| Essential | £1,420–£2,060 per m² | £25,500–£37,000 |
| Standard | £1,540–£2,240 per m² | £27,500–£40,500 |
| Premium | £1,850–£2,690 per m² | £33,500–£48,500 |
Planning and building control in Cookstown
In Northern Ireland, permitted development for two-storey work is set out for rear extensions, so building over a side garage normally needs a planning application, which costs £347 per dwelling. Councils aim for an average of 15 weeks for local applications. Building control approval is also needed, including fire separation if the garage stays in use.
Approval in Northern Ireland: Planning application for works to a house: £347. Councils aim to decide local applications within an average of 15 weeks; many take longer.
Building control: Building control approval from the local council under the Building Regulations (Northern Ireland), using the Technical Booklets.
Design points for Cookstown homes
Garage walls and the door opening
Garage walls are often a single skin of brick or block with piers, and the wide door opening needs a beam over it. Many over-garage extensions need new inner walls or a steel frame to carry the floor and to insulate properly, which we confirm before the design is fixed.
Checking the garage foundations
Garages are often built on shallow strip footings sized for a single-storey wall and a light roof. A trial hole shows their depth and condition, and the engineer decides whether they can carry two storeys or need underpinning or new foundations inside the garage.
How we'd run your project
Start at your house
We come to your home in Cookstown, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Northern Ireland before drawing in detail.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Questions about extensions over a garage in Cookstown
Who handles building control for a project in Cookstown?
We handle it as part of the project. What's needed in Northern Ireland: building control approval from the local council under the Building Regulations (Northern Ireland), using the Technical Booklets. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.
Which postcodes do you cover around Cookstown?
We cover Cookstown (BT80) and nearby places including Coalisland, Magherafelt and Dungannon, plus the rest of County Tyrone. The first site visit is free.
How much does an extension over a garage cost in Cookstown?
Our guide for Northern Ireland, which covers Cookstown, is £1,540–£2,240 per m² including VAT. A typical project with 3 m × 6 m of new first-floor space (18 m²) comes to about £27,500–£40,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
How do I get into a room over the garage?
Usually through a new opening off the existing landing or a bedroom, so the stairs stay where they are. If the floor levels do not match, a step or two may be needed inside the new room. Where a landing opening is not practical, a new stair from a converted garage is an option.
Can my garage take a room on top?
Sometimes, but it needs checking. Many garages are built on shallow footings with thin walls, designed only for a single storey. We dig a trial hole and inspect the walls, and the structural engineer decides whether to reuse them, strengthen them, underpin the footings or build new foundations inside the garage.
Nearby
Other towns near Cookstown:
Other extensions in Cookstown
- Rear
- Side
- Wraparound
- Part two-storey
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Cookstown · Extensions over a garage across County Tyrone
Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.