Double-storey extensions in Omagh: design, approvals and build
A double-storey extension in Omagh starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in OmaghFrom £32,500 inc VAT
- PlanningUsually needs planning permission
- Build time16–24 weeks on site
- Postcode districtsBT78
Guide prices for Omagh
Labour and material costs vary across the UK, so for Omagh we use our Northern Ireland factor (×0.86). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Omagh: £1,330 to £2,580 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £32,500 – £39,500 | £37,000 – £49,000 | £47,000 – £62,000 |
| 4 m × 4 m, two floors 32 m² | £42,500 – £51,000 | £49,500 – £65,000 | £63,000 – £83,000 |
| 4 m × 6 m, two floors 48 m² | £63,500 – £76,500 | £74,000 – £97,500 | £94,500 – £124,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning and approvals in Omagh
In Northern Ireland the Planning (General Permitted Development) Order 2015 lets some single-storey rear extensions go ahead without planning permission, up to 3 m on a semi-detached or terraced house and 4 m on a detached house, within height and boundary limits. Larger, side and two-storey extensions normally need planning permission from the council, and building control approval is separate.
The planning position for a specific Omagh address depends on its history and any designations, which is why we check it at the first visit.
Building close to a public sewer needs the agreement of NI Water, which we check during design.
In Northern Ireland building control is run by the councils under the Building Regulations (Northern Ireland). We submit full plans or a building notice and book the inspections through to completion.
Applications are decided by your council, which handles local planning in Northern Ireland.
Extensions in and around Omagh
We cover Omagh and the postcode districts BT78. Nearby, we also take on projects in Strabane (16 miles), Cookstown (22 miles).
In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
What is included
- Householder planning application where needed
- Breaking through at both levels, stairs and landing changes where needed
- Measured survey, design and planning drawings
- Ground and first floor structure, roof tied into the existing roof
- Foundations sized for two floors
- Building regulations drawings and structural design
Our process, step by step
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Omagh home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about double-storey extensions
Will my neighbours in Omagh be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Omagh, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does a double-storey extension take to build in Omagh?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,330 to £2,580 per m² of new floor area including VAT, compared with £1,500 to £2,920 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a free site visit in Omagh
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.