First-floor extensions in Coalisland
For a first-floor extension in Coalisland, the first questions are always the same: how big, which approvals, and what it will cost. This page answers all three for County Tyrone.
What we'd confirm first for a project in Coalisland.
- Postcode districts
- BT71
- County / area
- County Tyrone, Northern Ireland
- Price region
- Northern Ireland
- Guide price
- £22,000–£32,000 (£1,580–£2,290 per m²)
- Approval route
- It may be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary.
- Nearest towns
- Dungannon (3.7 miles), Cookstown (7.2 miles), Portadown (13.2 miles)
- Distance to Omagh
- about 24.3 miles
- First visit
- Free, no obligation
About a first-floor extension
A first-floor extension is a new upstairs room built on top of an existing single-storey part of your house, such as a rear kitchen extension, a utility or a side annexe. It adds a bedroom, bathroom or study without enlarging the footprint. Whether it works depends mainly on whether the walls and foundations below can carry the extra load.
We cover postcode district BT71 in and around Coalisland, along with neighbouring Dungannon, Cookstown and Portadown.
What it costs in Coalisland
Most of the cost of a first-floor extension is set by its size and specification. For Coalisland and the rest of Northern Ireland, our guide is £1,580–£2,290 per m² including VAT, so about £22,000–£32,000 for 4 m × 3.5 m of new first-floor space (14 m²). Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.
| Spec | Per m² | 4 m × 3.5 m of new first-floor space (14 m²) |
|---|---|---|
| Essential | £1,460–£2,100 per m² | £20,500–£29,500 |
| Standard | £1,580–£2,290 per m² | £22,000–£32,000 |
| Premium | £1,900–£2,750 per m² | £26,500–£38,500 |
Planning and building control in Coalisland
In Northern Ireland, a first floor over a rear extension can be permitted development if the extension goes no more than 3 m beyond the original rear wall and stays at least 7 m from the rear boundary, with height, materials and roof pitch conditions. Over a side extension, or beyond these limits, a planning application costs £347 per dwelling.
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 Coalisland homes
Replacing the flat roof
The existing roof usually comes off and is replaced by a new first-floor structure. The room below is exposed for a short time, so we plan temporary weatherproofing and sequence the work to keep the kitchen or living room usable for as long as possible.
Escape and fire safety
A new first-floor bedroom needs an escape window with a clear opening of at least 0.33 m², at least 450 mm wide and 450 mm high, with the bottom no more than 1,100 mm above the floor, unless there is a protected route to the stairs.
How we'd run your project
Measure and listen
A visit to Coalisland to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Design and approvals
We draw the extension and check it against the rules for Northern Ireland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about first-floor extensions in Coalisland
How much does a first-floor extension cost in Coalisland?
Our guide for Northern Ireland, which covers Coalisland, is £1,580–£2,290 per m² including VAT. A typical project with 4 m × 3.5 m of new first-floor space (14 m²) comes to about £22,000–£32,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Which postcodes do you cover around Coalisland?
We cover Coalisland (BT71) and nearby places including Dungannon, Cookstown and Portadown, plus the rest of County Tyrone. The first site visit is free.
How long does a first-floor extension take?
Allow 4 to 8 weeks for survey and design, then the approval period (councils aim to decide local applications within an average of 15 weeks; many take longer), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.
What happens to the room below while the first floor is built?
The old roof is removed, so the room below is exposed for a short period. We fit temporary weather protection, plan the work so the roof comes off only when the new structure is ready, and agree with you which rooms will be out of use and for roughly how long.
Can I build on top of my existing single-storey extension?
Often yes, but only after the structure has been checked. Foundations, walls and lintels built for one storey may not carry two. We dig trial holes, look for the original building control approval and ask the structural engineer to confirm what can stay, what needs strengthening and what must be rebuilt.
Nearby
Nearby towns we cover for first-floor extensions:
Other extensions in Coalisland
- Rear
- Side
- Wraparound
- Part two-storey
- Over a garage
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Coalisland · First-floor extensions across County Tyrone
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Coalisland.