Two-storey extension plans and drawings in County Tyrone

County Tyrone at a glance

Nation: Northern Ireland
Price region: Northern Ireland
Postcode areas: BT
Towns covered: 8 listed below, plus surrounding villages
Site visits: Free, no obligation

What a set of extension plans involves

Two-storey extension plans involve a measured survey of your house, design options, and a set of scaled drawings showing the existing and proposed floor plans, elevations, a site plan and a location plan. These are the drawings needed for a planning application or certificate of lawfulness. Building regulations drawings with construction details follow as a separate, more technical set.

Towns in County Tyrone include Omagh (BT78), Strabane (BT82), Dungannon (BT69), Cookstown (BT80), Coalisland (BT71) and Dromore (County Tyrone) (BT78). If yours isn't listed, we still cover it.

Fees

Planning drawings (survey and design) are a guide of £2,000–£3,500 and building regulations drawings and specification £1,500–£4,000, with your design stage priced in writing before it starts.

Rules in Northern Ireland

In Northern Ireland, the plans support a planning application to the local council, costing £347 per dwelling, or show that a rear extension meets the 3 m and 7 m permitted development limits. Building control drawings to the Building Regulations (Northern Ireland) and Technical Booklets follow.

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.

There is no Party Wall Act in Northern Ireland. Shared walls and boundaries are a matter of title and common law, so we agree access and record conditions with neighbours before work starts.

Getting the design right

Start with a measured survey

Accurate drawings depend on accurate measurements of the house, the boundaries and neighbouring windows. We measure inside and out, note levels, drains and trees, and record the original house so permitted development limits can be checked against the right starting point.

Drawings that can be built

Drawings that ignore steel sizes, floor depths or drain runs often need redesigning once a builder prices them. We coordinate the design with the structural engineer and our build teams, so what is approved is practical to construct.

How we work in County Tyrone

Look at the house
We start in County Tyrone with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
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.
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.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Towns we cover in County Tyrone

Two-storey extension plans and drawings in County Tyrone: questions

Do the plans include structural calculations?

Not at planning stage. Structural calculations and beam design are prepared by a structural engineer once the design is agreed, and they form part of the building regulations package. We coordinate the engineer's work with the drawings so steel sizes and floor depths match.

How long do extension plans take to prepare?

Survey, design and planning drawings usually take 4 to 8 weeks, depending on how many options you want to explore. Technical design, structural calculations and building control approval take a further 4 to 8 weeks, and this can overlap with the planning decision period.

Do I own the plans once they are drawn?

You receive copies of the drawings to use for your project, including your planning application and building regulations approval. Copyright in drawings normally stays with whoever prepares them unless agreed otherwise. Your written design stage price sets out how the drawings can be used.

Neighbouring areas

All extension services in County Tyrone · About two-storey extension plans and drawings