Single-storey rear extensions in Lisnaskea: design, approvals and build
We design and build single-storey extensions for houses in Lisnaskea, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in LisnaskeaFrom £18,000 inc VAT
- PlanningNI permitted development (rear 3–4 m) or planning
- Build time10–16 weeks on site
- Postcode districtsBT92
Who a single-storey extension suits
- Terraced houses that want a deeper kitchen across the full width
- Semi-detached and detached houses with a usable rear garden
- Homeowners who want open-plan living onto the garden
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.
Covering Lisnaskea
Site visits are available across Lisnaskea (BT92). Nearby, we also take on projects in Enniskillen (12 miles).
In Northern Ireland, extension projects follow the NI planning rules and council building control, which we account for from the first survey.
How much does a single-storey extension cost in Lisnaskea?
Labour and material costs vary across the UK, so for Lisnaskea we use our Northern Ireland factor (×0.86). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Lisnaskea: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Do I need planning permission in Lisnaskea?
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.
In a conservation area or area of townscape character the permitted development rights are more limited, listed homes need listed building consent, and if rights have been removed by a condition, any extension needs an application.
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.
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
We visit your Lisnaskea home, measure up, talk through what you want and check the planning position.
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.
Questions people ask about single-storey extensions
Will my neighbours in Lisnaskea 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 long does a single-storey extension take to build in Lisnaskea?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Do I need building regulations approval in Lisnaskea?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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 Lisnaskea, 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 Lisnaskea
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.