Pitched roof extensions in Belfast: design, approvals and build
Planning a pitched roof 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 £19,000 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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Included in a typical project
- Roof windows positioned for light and ventilation
- Lead or proprietary flashings to the main wall
- Roof design matched to the existing pitch and tiles
- Insulation to current building regulations
Matching tiles is harder than it sounds. We source reclaimed or closest-match tiles where the originals are no longer made and agree samples with you before ordering.
Local to Belfast
Across BT1, BT2, BT6, BT7, BT12, BT13, we can visit, measure and advise. The same team covers Castlereagh (2 miles), Newtownabbey (4 miles), Lisburn (7 miles), Carrickfergus (10 miles), all within easy reach.
In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
Pitched roof extension prices 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: £1,590 to £3,010 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £19,000 – £22,500 | £22,000 – £28,500 | £28,000 – £36,500 |
| 4 m × 5 m 20 m² | £31,500 – £37,000 | £36,500 – £47,500 | £47,000 – £60,500 |
| 5 m × 6 m 30 m² | £47,500 – £55,500 | £55,000 – £71,000 | £70,500 – £90,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
From first visit to completion
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
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.
Questions people ask about pitched roof extensions
Do I need building regulations approval in Belfast?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Belfast, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Belfast 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 have a vaulted ceiling?
Yes. A vaulted ceiling with roof windows is one of the main reasons to choose a pitched roof. It needs insulation between and under the rafters to meet the building regulations.
Is a pitched roof better than a flat roof?
Neither is better in all cases. Pitched roofs blend with traditional houses and shed water quickly; flat roofs give more headroom and suit modern designs and lanterns.
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.