Orangery extensions in Belfast: design, approvals and build
Planning an orangery extension in Belfast? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in BelfastFrom £25,500 inc VAT
- PlanningNI permitted development (rear 3–4 m) or planning
- Build time10–16 weeks on site
- Postcode districtsBT1, BT2, BT6, BT7, BT12
Planning and approvals in Belfast
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 Belfast address depends on its history and any designations, which is why we check it at the first visit.
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.
Northern Ireland has no Party Wall Act. Where work is on or close to a shared boundary, we agree access and protection with your neighbour in writing before work starts.
Applications are decided by your council, which handles local planning in Northern Ireland.
Local to Belfast
Our survey diary covers Belfast, including BT1, BT2, BT6, BT7, BT12, BT13. Nearby, we also take on projects in Castlereagh (2 miles), Newtownabbey (4 miles), Lisburn (7 miles), Carrickfergus (10 miles).
Newtownards, in County Down, is roughly 9 miles from Belfast and also on our list. In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
What should I budget for an orangery extension in Belfast?
These guide figures apply our Northern Ireland adjustment (×0.86) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Belfast: £2,060 to £3,870 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £25,500 – £31,500 | £28,500 – £36,500 | £35,000 – £46,500 |
| 4 m × 4 m 16 m² | £33,000 – £40,000 | £38,500 – £48,500 | £46,500 – £62,000 |
| 4 m × 6 m 24 m² | £49,500 – £60,000 | £57,500 – £72,500 | £70,000 – £93,000 |
Try the guide-price tool to see a range for your own size and finish.
What we take care of
- Thermal calculations where glazing is generous
- Aluminium or timber lantern and full-height glazing
- Design of piers, roof perimeter and lantern proportions
- Heating sized for the glass area
- Foundations, walls and insulated perimeter roof
What happens next
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 Belfast home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Orangery extension questions answered
Do you cover all of Belfast?
Yes. We cover Belfast and the surrounding parts of County Antrim. Site visits are free and there is no obligation.
Who do I contract with for an orangery extension in Belfast?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
How long does an orangery extension take to build in Belfast?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Will an orangery be too hot in summer?
Not if it is designed with solar-control glass, a solid perimeter and ventilation. We size the lantern and opening vents with that in mind.
How much does an orangery cost?
Our guide range is about £2,060 to £3,870 per m² including VAT, so a 16 m² standard-spec orangery is typically £38,500 to £48,500 in Belfast.
Book a free site visit in Belfast
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.