Two-storey side extensions in Omagh
Homes in Omagh with a bit of space to the side or rear can often take a two-storey side extension. We'll tell you honestly whether yours can, and what approvals it needs.
Omagh: the key facts for this kind of project.
- Postcode districts
- BT78 and BT79
- County / area
- County Tyrone, 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
- Dromore (County Tyrone) (8.7 miles), Castlederg (13.9 miles), Sion Mills (14.7 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.
We cover Omagh (BT78 and BT79) and the places around it, including Dromore (County Tyrone) (8.7 miles), Castlederg (13.9 miles) and Sion Mills.
What it costs in Omagh
In Northern Ireland, which includes Omagh, we'd expect a two-storey side extension to cost around £76,000–£101,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space), or £1,800–£2,420 per m² including VAT. 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 Omagh
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 Omagh homes
Side windows, boundaries and gutters
Upstairs windows in the side wall face the neighbour, so they are usually obscure-glazed and fixed, or left out. Building close to the boundary also raises questions about foundations, overhanging gutters and access for maintenance, so we design the eaves and gutter to stay within your land.
Access and services
Side extensions often cover the only route to the back garden, a gas meter, soil pipes or a drain run. We plan bin and bike access, move meters and pipes where needed and check drains early, because these items affect both cost and layout.
How we'd run your project
Understand the brief
At your home in Omagh we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
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.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about two-storey side extensions in Omagh
Which postcodes do you cover around Omagh?
We cover Omagh (BT78 and BT79) and nearby places including Dromore (County Tyrone), Castlederg and Sion Mills, plus the rest of County Tyrone. The first site visit is free.
How much does a two-storey side extension cost in Omagh?
Our guide for Northern Ireland, which covers Omagh, 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 Omagh?
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 side extension in Omagh?
Omagh 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.
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
Nearby towns we cover for two-storey side extensions:
Other extensions in Omagh
- 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 Omagh · Two-storey side extensions across County Tyrone
The quickest next step is a visit. We'll look at your house in Omagh and give you an honest view of the options.