Downpatrick side return extensions, designed and built
If you live in Downpatrick and want more space without moving, a side return extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in DownpatrickFrom £15,000 inc VAT
- PlanningDepends on the NI limits; checked at the survey
- Build time10–14 weeks on site
- Postcode districtsBT30
Local to Downpatrick
Our survey diary covers Downpatrick, including BT30. We also work in nearby Newtownards (18 miles), Bangor, County Down (23 miles), Banbridge (23 miles), Newry (28 miles).
Just over the County Antrim border, Castlereagh is about 18 miles away. In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
Do I need planning permission in Downpatrick?
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 Downpatrick 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.
Applications are decided by your council, which handles local planning in Northern Ireland.
Included in a typical project
- Removal of the side wall and new steelwork
- Design to keep daylight in the middle of the house
- Kitchen-ready shell or full finish
- Survey of the outrigger, boundary wall and drainage
- Glazed, sloping or flat roof with rooflights
What should I budget for a side return extension in Downpatrick?
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 Downpatrick: £1,810 to £3,270 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £15,000 – £18,500 | £16,500 – £21,000 | £20,500 – £26,500 |
| 2 m × 5.5 m 11 m² | £19,500 – £24,000 | £22,500 – £28,500 | £28,000 – £36,000 |
| 2.2 m × 7 m 15 m² | £27,000 – £32,500 | £30,500 – £39,000 | £38,500 – £49,500 |
Try the guide-price tool to see a range for your own size and finish.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about side return extensions
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Downpatrick, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Downpatrick?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Downpatrick 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 combine a side return with a rear extension?
Yes. That combination is a wraparound extension, which adds the most space to a terraced house.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
Book a free site visit in Downpatrick
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.