Cookstown, County Tyrone
Two-storey rear extension in Cookstown
We plan and build two-storey rear extensions for homeowners in Cookstown. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
Cookstown sits in County Tyrone, with postcode districts including BT80. Two-storey rear extensions suit semi-detached houses in Cookstown best, where the extra bedroom matters as much as the bigger kitchen.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Cookstown?
For Cookstown we work from the Northern Ireland rate: £1,570–£2,350 per square metre of new floor, including VAT, standard specification. Northern Ireland prices are the lowest in our range.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £47,000–£70,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £75,000–£113,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Cookstown?
Here is how the rules in Northern Ireland apply to a two-storey rear extension in Cookstown.
Northern Ireland's 2015 Order allows a two-storey rear extension of up to 3 metres where at least 7 metres is left to the rear boundary. Anything larger, or in a conservation area, needs a planning application to the council.
Conservation areas, Areas of Outstanding Natural Beauty and listed buildings restrict permitted development in Northern Ireland. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Cookstown like to extend?
Cookstown has terraces near the centre, semis on the edges and many detached houses and bungalows in the surrounding countryside, where plots are often generous.
How a two-storey rear extension in Cookstown comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check or planning application, then building control drawings to the Northern Ireland Technical Booklets and structural calculations, plus a written agreement with neighbours for any shared-wall work.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Cookstown
We also build two-storey rear extensions in nearby Coalisland (7.2 miles) and Magherafelt (9.4 miles).
- Two-storey rear extension in Coalisland
- Two-storey rear extension in Magherafelt
- Two-storey rear extension in Dungannon
- Two-storey rear extension in Portadown
- Two-storey rear extension in Craigavon
Other work in Cookstown:
FAQ
Two-storey rear extension questions in Cookstown
Can you match the brick or stone on my Cookstown house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much does a two-storey rear extension cost in Cookstown?
As a guide, £1,570–£2,350 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £47,000–£70,500 at that rate. Your written price follows the survey.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
Do you handle building control in Cookstown?
Yes. We apply to the council's building control team and hand over the completion certificate.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
What postcode areas do you cover around Cookstown?
Including BT80, and the surrounding County Tyrone area.