Two-storey rear extensions in Donaghcloney

The basics for Donaghcloney at a glance.

Postcode districts: BT66
County / area: County Armagh, 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: Waringstown (2 miles), Dromore (County Down) (4.4 miles), Moira (4.4 miles)
Distance to Craigavon: about 5.5 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 BT66 in and around Donaghcloney, along with neighbouring Waringstown, Dromore (County Down) and Moira.

What it costs in Donaghcloney

Guide prices for two-storey rear extensions in Northern Ireland are around £1,760–£2,380 per m² of new floor space, including VAT. For a typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that's roughly £49,500–£66,500. 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 Donaghcloney

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 Donaghcloney 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 Donaghcloney, 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.
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 two-storey rear extensions in Donaghcloney

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

Donaghcloney 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.

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

Our guide for Northern Ireland, which covers Donaghcloney, 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.

Which postcodes do you cover around Donaghcloney?

We cover Donaghcloney (BT66) and nearby places including Waringstown, Dromore (County Down) and Moira, plus the rest of County Armagh. The first site visit is free.

How long does a two-storey rear 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.

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 Donaghcloney

All two-storey extension services in Donaghcloney · Two-storey rear extensions across County Armagh

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Donaghcloney.