Orangery extensions across Cookstown
From the first sketch to final sign-off, we plan and build orangery extensions in Cookstown and the surrounding County Tyrone area.
- Guide price in CookstownFrom £25,500 inc VAT
- PlanningNI permitted development (rear 3–4 m) or planning
- Build time10–16 weeks on site
- Postcode districtsBT80
Planning and approvals in Cookstown
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
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.
Covering Cookstown
Across BT80, we can visit, measure and advise. We also work in nearby Omagh (22 miles), Strabane (30 miles).
Northern Ireland's housing ranges from city terraces to large numbers of detached houses and bungalows on rural plots, many in render, where single-storey extensions fit easily.
Guide prices for Cookstown
Labour and material costs vary across the UK, so for Cookstown we use our Northern Ireland factor (×0.86). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Cookstown: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Is an orangery extension right for your house?
- Homeowners replacing an older conservatory
- Period and detached houses with a garden view
- Those who want daylight without overheating
How the project works
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Orangery extension questions answered
Do you cover all of Cookstown?
Yes. We cover Cookstown and the surrounding parts of County Tyrone. Site visits are free and there is no obligation.
Do I need building regulations approval in Cookstown?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for an orangery extension in Cookstown?
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.
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.
What is the difference between an orangery and a conservatory?
An orangery has a solid roof perimeter with a central lantern and more solid wall, so it is warmer and more like a room. A conservatory is mostly glass. Building regulations treat a heated orangery joined to the house as an extension.
Book a free site visit in Cookstown
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.