Pitched roof extensions in Coleraine
If you live in Coleraine and want more space without moving, a pitched roof extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in ColeraineFrom £19,000 inc VAT
- PlanningNI permitted development (rear 3–4 m) or planning
- Build time10–16 weeks on site
- Postcode districtsBT52
Local to Coleraine
Our survey diary covers Coleraine, including BT52. The same team covers Limavady (13 miles), Magherafelt (26 miles), Derry/Londonderry (27 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.
Planning rules that apply in Coleraine
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.
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.
What should I budget for a pitched roof extension in Coleraine?
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 Coleraine: £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 |
For a figure based on your own dimensions, use our guide-price tool.
What we take care of
- Vaulted ceilings or flat ceilings with storage above
- Roof design matched to the existing pitch and tiles
- Insulation to current building regulations
- Roof windows positioned for light and ventilation
- Lead or proprietary flashings to the main wall
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 Coleraine home, measure up, talk through what you want and check the planning position.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions people ask about pitched roof extensions
Who do I contract with for a pitched roof extension in Coleraine?
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.
Do I need building regulations approval in Coleraine?
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 Coleraine, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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.
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.
Book a free site visit in Coleraine
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.