Side return extensions in Omagh: design, approvals and build
From the first sketch to final sign-off, we plan and build side return extensions in Omagh and the surrounding County Tyrone area.
- Guide price in OmaghFrom £15,000 inc VAT
- PlanningDepends on the NI limits; checked at the survey
- Build time10–14 weeks on site
- Postcode districtsBT78
What is included
- Removal of the side wall and new steelwork
- Glazed, sloping or flat roof with rooflights
- Design to keep daylight in the middle of the house
- Survey of the outrigger, boundary wall and drainage
Planning and approvals in Omagh
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 Omagh 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.
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 side return extension in Omagh?
For Omagh we adjust our national guide rates by ×0.86, the factor we use for Northern Ireland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Omagh: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Working in Omagh
We cover Omagh and the postcode districts BT78. Neighbouring towns we cover include Strabane (16 miles), Cookstown (22 miles).
Enniskillen, in County Fermanagh, is roughly 23 miles from Omagh and also on our list. 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.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Side return extension questions answered
How long does a side return extension take to build in Omagh?
On site, typically 10 to 14 weeks once approvals are in place. Before that, allow 6–12 weeks design and approvals.
Will my neighbours in Omagh 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 see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Omagh, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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 Omagh
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.