Cookstown single-storey extensions, designed and built
From the first sketch to final sign-off, we plan and build single-storey extensions in Cookstown and the surrounding County Tyrone area.
- Guide price in CookstownFrom £18,000 inc VAT
- PlanningNI permitted development (rear 3–4 m) or planning
- Build time10–16 weeks on site
- Postcode districtsBT80
How much does a single-storey extension cost in Cookstown?
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 Cookstown: £1,500 to £2,920 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £18,000 – £21,500 | £21,000 – £27,000 | £26,500 – £35,500 |
| 4 m × 5 m 20 m² | £30,000 – £35,500 | £35,000 – £45,000 | £44,500 – £58,500 |
| 5 m × 6 m 30 m² | £45,000 – £53,000 | £52,500 – £67,500 | £67,000 – £88,000 |
Try the guide-price tool to see a range for your own size and finish.
What is included
- Foundations, drainage and groundworks
- Planning route checked and the right approval obtained
- Doors, windows, insulation, plastering and first fix to finish
- Measured survey and design
- Building regulations drawings and structural calculations
Depth is the big decision. Every extra metre adds floor area but also takes garden and can push you out of permitted development. We draw the room at two or three depths so you can see the trade-off in space, light and cost before anything is fixed.
Do I need planning permission 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.
Homes in conservation areas, areas of townscape character and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
Building close to a public sewer needs the agreement of NI Water, which we check during design.
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.
Local to Cookstown
We cover Cookstown and the postcode districts BT80. We also work in nearby Omagh (22 miles), Strabane (30 miles).
Just over the County Londonderry border, Magherafelt is about 9 miles away. In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
What happens next
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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Cookstown
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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Cookstown, 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 Cookstown 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.
How much does a single-storey extension cost per square metre?
Our guide range is about £1,500 to £2,920 per m² including VAT, depending on specification. A standard-spec 4 m × 5 m room usually lands at £35,000 to £45,000 in Cookstown, plus design and council fees.
Will I need a steel beam?
Almost always. Opening up the rear wall to join the new room to the house needs a beam, usually steel, sized by a structural engineer. It is included in our quotes.
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.