Two-storey rear extensions in Ballinamallard

The basics for Ballinamallard at a glance.

Postcode districts: BT94
County / area: County Fermanagh, Northern Ireland
Price region: Northern Ireland
Guide price: £49,500–£66,500 (£1,760–£2,380 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: Enniskillen (4.4 miles), Irvinestown (5 miles), Dromore (County Tyrone) (9.3 miles)
Distance to Enniskillen: about 4.4 miles
First visit: Free, no obligation

About a two-storey rear extension

A two-storey rear extension suits you if you need more room on both floors and have a reasonably deep garden. You get one team for the whole job: a measured survey, the design, a check on whether permitted development applies, planning drawings where they are needed, structural design, building regulations approval and the build itself, carried out by vetted teams working under S&K. Every project starts with a free site visit.

We cover postcode district BT94 in and around Ballinamallard, along with neighbouring Enniskillen, Irvinestown and Dromore (County Tyrone).

What it costs in Ballinamallard

A guide price for Ballinamallard: around £49,500–£66,500 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £1,760–£2,380 per m² of new floor space, including VAT at 20%. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,620–£2,190 per m²	£45,500–£61,000
Standard	£1,760–£2,380 per m²	£49,500–£66,500
Premium	£2,110–£2,850 per m²	£59,000–£80,000

Planning and building control in Ballinamallard

In Northern Ireland, a two-storey rear extension can be permitted development if it goes no more than 3 m beyond the original rear wall and stays at least 7 m from the rear boundary, with conditions on height, materials and roof pitch. Upper side windows within 15 m of a neighbouring boundary must be obscure-glazed and non-opening. Otherwise 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 Ballinamallard homes

Foundations and drains

Foundations for two storeys carry more load than a single storey and may need to go deeper near trees or on clay. Rear extensions often sit near drains, so we check sewer records early, as building over or near a public sewer may need the water company's agreement.

Depth and neighbours' light

Councils check that a two-storey rear extension does not take too much light or outlook from neighbouring windows, and many use a 45-degree line drawn from the nearest habitable window. We test this at sketch stage, so the depth you are shown is one that can realistically be approved.

How we'd run your project

Free site visit
We visit your home in Ballinamallard, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
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.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.

Questions about two-storey rear extensions in Ballinamallard

Which postcodes do you cover around Ballinamallard?

We cover Ballinamallard (BT94) and nearby places including Enniskillen, Irvinestown and Dromore (County Tyrone), plus the rest of County Fermanagh. The first site visit is free.

How much does a two-storey rear extension cost in Ballinamallard?

Our guide for Northern Ireland, which covers Ballinamallard, is £1,760–£2,380 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £49,500–£66,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Who handles building control for a project in Ballinamallard?

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.

Do I need planning permission for a two-storey rear extension in Ballinamallard?

Ballinamallard 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.

Will a two-storey rear extension block my neighbour's light?

It can if it is too deep or too close to the boundary, which is why councils look closely at its effect on neighbouring windows and gardens. We test the design against light and outlook early, keep the first floor shorter or set in where needed, and use a hipped roof to reduce bulk on the boundary side.

Nearby

The same service in neighbouring towns:

Other extensions in Ballinamallard

All two-storey extension services in Ballinamallard · Two-storey rear extensions across County Fermanagh

Tell us about your house in Ballinamallard and we'll call you back to arrange a free, no-obligation visit.