Two-storey wraparound extensions in Coalisland
Adding a two-storey wraparound extension in Coalisland gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in Northern Ireland.
What we'd confirm first for a project in Coalisland.
- Postcode districts
- BT71
- County / area
- County Tyrone, 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
- Dungannon (3.7 miles), Cookstown (7.2 miles), Portadown (13.2 miles)
- Distance to Omagh
- about 24.3 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 Coalisland (BT71) and the places around it, including Dungannon (3.7 miles), Cookstown (7.2 miles) and Portadown.
What it costs in Coalisland
Most of the cost of a two-storey wraparound extension is set by its size and specification. For Coalisland and the rest of Northern Ireland, our guide is £1,890–£2,600 per m² including VAT, so about £106,000–£145,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Professional fees for drawings and the structural engineer are listed separately on our prices page.
| 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 Coalisland
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 Coalisland homes
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.
Phasing the build
A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.
How we'd run your project
Visit and first ideas
One of our team visits your house in Coalisland, checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Coalisland 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
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.
Questions about two-storey wraparound extensions in Coalisland
How much does a two-storey wraparound extension cost in Coalisland?
Our guide for Northern Ireland, which covers Coalisland, is £1,890–£2,600 per m² including VAT. A typical project 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. 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 Coalisland?
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 wraparound extension in Coalisland?
Coalisland is in Northern Ireland. Planning permission is usually needed.
Can I stay at home during a wraparound extension?
Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.
Can a wraparound extension be part single, part two-storey?
Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.
Nearby
The same service in neighbouring towns:
Other extensions in Coalisland
- Rear
- Side
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Coalisland · Two-storey wraparound extensions across County Tyrone
Tell us about your house in Coalisland and we'll call you back to arrange a free, no-obligation visit.