Cookstown, County Tyrone
Kitchen-diner rear extension in Cookstown
An open-plan kitchen, dining and family room that opens straight onto the garden. If you live in Cookstown and want to know what a kitchen-diner rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Cookstown is covered from our County Tyrone round, including BT80. We usually keep the working kitchen where the old one was and put the dining table in the new space by the doors, which suits most Cookstown homes.
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 kitchen-diner rear extension cost in Cookstown?
A kitchen-diner rear extension in Cookstown is priced at £1,650–£2,700 per square metre including VAT as a guide, before kitchen fit-out and fees. Northern Ireland prices are the lowest in our range.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £20,000–£32,500 |
| 4 m wide × 5 m deep (20 m²) | £33,000–£54,000 |
| 4 m wide × 6 m deep (24 m²) | £39,500–£64,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a kitchen-diner rear extension in Cookstown?
Here is how the rules in Northern Ireland apply to a kitchen-diner rear extension in Cookstown.
Northern Ireland's permitted development rules allow a single-storey rear extension of 3 metres on terraced and semi-detached houses and 4 metres on detached houses, with a 4 metre height limit. Listed buildings, conservation areas and houses with removed rights need planning permission from the council.
Northern Ireland has no larger-extension prior approval route; anything beyond permitted development needs a planning application.
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?
Semis and detached houses are typical of Cookstown, and many have room for a rear extension within Northern Ireland's permitted development limits.
How a kitchen-diner rear extension in Cookstown comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Kitchen-diner rear extensions near Cookstown
Close by, we work in Coalisland, about 7.2 miles away, and Magherafelt, about 9.4 miles away.
- Kitchen-diner rear extension in Coalisland
- Kitchen-diner rear extension in Magherafelt
- Kitchen-diner rear extension in Dungannon
- Kitchen-diner rear extension in Portadown
- Kitchen-diner rear extension in Craigavon
Other work in Cookstown:
FAQ
Kitchen-diner rear extension questions in Cookstown
How much does a kitchen-diner rear extension cost in Cookstown?
As a guide, £1,650–£2,700 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £20,000–£32,500 at that rate. Your written price follows the survey.
What postcode areas do you cover around Cookstown?
Including BT80, and the surrounding County Tyrone area.
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
Do you handle building control in Cookstown?
Yes. We apply to the council's building control team and hand over the completion certificate.