Two-storey wraparound extensions in Ballinamallard

Quick reference for homeowners in Ballinamallard.

Postcode districts: BT94
County / area: County Fermanagh, Northern Ireland
Price region: Northern Ireland
Guide price: £106,000–£145,500 (£1,890–£2,600 per m²)
Approval route: Planning permission is usually needed.
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 wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above.

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

What it costs in Ballinamallard

Using our Northern Ireland rates, a two-storey wraparound extension with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £106,000–£145,500, including VAT. Bigger or more glazed designs cost more per m². Keep a contingency of around 10% for things nobody can see until the ground is opened up.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,740–£2,390 per m²	£97,500–£133,500
Standard	£1,890–£2,600 per m²	£106,000–£145,500
Premium	£2,270–£3,120 per m²	£127,000–£174,500

Planning and building control in Ballinamallard

In Northern Ireland, the permitted development allowance for two-storey extensions covers rear extensions of up to 3 m that stay 7 m from the rear boundary. A wraparound adds a side element on two floors, so it normally needs a planning application. The fee is £347 per dwelling, and councils aim for an average of 15 weeks for local applications.

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

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

How we'd run your project

Measure and listen
A visit to Ballinamallard to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Design and approvals
We draw the extension and check it against the rules for Northern Ireland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey wraparound extensions in Ballinamallard

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.

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 long does a two-storey wraparound 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.

How much floor space does a wraparound extension add?

It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

Nearby

We also cover places near Ballinamallard, including:

Other extensions in Ballinamallard

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

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.