Two-storey side extensions in Enniskillen
Our two-storey side extensions service in Enniskillen covers everything: measured survey, design, planning or permitted development checks, structural design, building control and the build itself.
Before you start in Enniskillen, here's what applies.
- Postcode districts
- BT74
- County / area
- County Fermanagh, Northern Ireland
- Price region
- Northern Ireland
- Guide price
- £76,000–£101,500 (£1,800–£2,420 per m²)
- Approval route
- Planning permission is needed: permitted development side extensions in Northern Ireland can't be more than 4 m high, which rules out two storeys.
- Nearest towns
- Ballinamallard (4.4 miles), Irvinestown (8.3 miles), Lisnaskea (10.2 miles)
- First visit
- Free, no obligation
About a two-storey side extension
A two-storey side extension is a new two-floor addition built into the space beside your house, often over a driveway or side passage. It typically adds one or two bedrooms upstairs and a utility, study or larger kitchen below, without giving up rear garden.
Around Enniskillen we also work in Ballinamallard, Irvinestown and Lisnaskea, and across the rest of County Fermanagh. Postcode district in and near Enniskillen: BT74.
What it costs in Enniskillen
Most of the cost of a two-storey side extension is set by its size and specification. For Enniskillen and the rest of Northern Ireland, our guide is £1,800–£2,420 per m² including VAT, so about £76,000–£101,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Professional fees for drawings and the structural engineer are listed separately on our prices page.
| Spec | Per m² | A 3 m × 7 m footprint on two floors (42 m² of new floor space) |
|---|---|---|
| Essential | £1,660–£2,230 per m² | £69,500–£93,500 |
| Standard | £1,800–£2,420 per m² | £76,000–£101,500 |
| Premium | £2,160–£2,900 per m² | £91,000–£122,000 |
Planning and building control in Enniskillen
In Northern Ireland, permitted development for two-storey work is set out for rear extensions, so a two-storey side extension normally needs a planning application. The fee is £347 per dwelling, and councils aim for an average of 15 weeks on local applications. You also need building control approval from the council under the Technical Booklets.
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 Enniskillen homes
Avoiding a terracing effect
Where semi-detached houses sit close together, side extensions on neighbouring houses can join up and turn a row of pairs into a terrace. Many councils ask for a gap to the boundary at first floor to stop this, so we check local guidance before fixing the width.
Matching the ridge and roof
A hipped house usually needs a hipped extension roof, and a gabled house a gable. Matching the pitch, tiles, ridge detail and brick bond is what makes a side extension look original rather than added, and councils look closely at it on a front-facing addition.
How we'd run your project
Measure and listen
A visit to Enniskillen to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Enniskillen and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
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 side extensions in Enniskillen
Do I need planning permission for a two-storey side extension in Enniskillen?
Enniskillen is in Northern Ireland. Planning permission is needed: permitted development side extensions in Northern Ireland can't be more than 4 m high, which rules out two storeys.
How much does a two-storey side extension cost in Enniskillen?
Our guide for Northern Ireland, which covers Enniskillen, is £1,800–£2,420 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £76,000–£101,500. 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 Enniskillen?
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.
Which postcodes do you cover around Enniskillen?
We cover Enniskillen (BT74) and nearby places including Ballinamallard, Irvinestown and Lisnaskea, plus the rest of County Fermanagh. The first site visit is free.
Can I build a two-storey side extension over my driveway?
Yes, if the drive is wide enough for a useful room and the council accepts the design. You may lose off-road parking, which some councils weigh up, and the foundations need to suit the ground below. We check parking, drains and meter positions at the free site visit before any drawings are prepared.
Nearby
The same service in neighbouring towns:
Other extensions in Enniskillen
- Rear
- Wraparound
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Enniskillen · Two-storey side extensions across County Fermanagh
The quickest next step is a visit. We'll look at your house in Enniskillen and give you an honest view of the options.