First-floor extensions in Tandragee
Thinking about a first-floor extension in Tandragee? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
Tandragee: the key facts for this kind of project.
- Postcode districts
- BT63
- County / area
- County Armagh, 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
- Portadown (4.9 miles), Banbridge (5.3 miles), Craigavon (6.5 miles)
- Distance to Craigavon
- about 6.5 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.
Around Tandragee we also work in Portadown, Banbridge and Craigavon, and across the rest of County Armagh. Postcode district in and near Tandragee: BT63.
What it costs in Tandragee
In Northern Ireland, which includes Tandragee, we'd expect a first-floor extension to cost around £22,000–£32,000 for 4 m × 3.5 m of new first-floor space (14 m²), or £1,580–£2,290 per m² including VAT. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.
| 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 Tandragee
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 Tandragee homes
Tying into the house
The new floor and walls must line up with the existing first floor, often through a new opening in the rear wall above the old one. Floor levels, the position of upstairs windows and the existing roof all affect where the opening can go, so we survey both floors carefully.
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
Start at your house
We come to your home in Tandragee, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Tandragee.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.
Questions about first-floor extensions in Tandragee
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.
How much does a first-floor extension cost in Tandragee?
Our guide for Northern Ireland, which covers Tandragee, 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.
Do I need planning permission for a first-floor extension in Tandragee?
Tandragee is in Northern Ireland. 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.
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.
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.
Nearby
Close to Tandragee? We work across the area, including:
Other extensions in Tandragee
- 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 Tandragee · First-floor extensions across County Armagh
Want a figure first? Try our guide price tool, then book a free visit to firm it up.