What is a garden annexe?
A garden annexe is a single-storey building in the garden with its own living space, bathroom and often a kitchenette, used by relatives, older children or guests. Unlike a garden room, it is built as habitable accommodation with foundations, insulation and services.
How much does a garden annexe cost in Cookstown?
In Cookstown, a garden annexe typically costs £1,550–£2,400 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £54,000–£84,000. Building costs in Northern Ireland run about 14% below the UK average, and the figures for Cookstown are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £37,000–£57,500 |
| Typical project (35 m²) | £54,000–£84,000 |
| Larger project (49 m²) | £76,000–£117,500 |
| Rate per m² | £1,550–£2,400 |
The main things that change the cost:
- Access for materials
- Drainage connection distance
- Cladding and finishes
- Heating type
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a garden annexe in Cookstown?
The approval route for Cookstown is set by planning law in Northern Ireland. In Northern Ireland an annexe with living accommodation needs planning permission and building control approval.
In Northern Ireland building control approval comes from the council, usually through a full plans application or a building notice, with inspections during the work and a completion certificate at the end.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
Handled as part of most garden annexes:
- Insulated walls and roof
- Building control sign-off
- Foundations and drainage connections
- Glazed doors and windows
- Kitchenette and shower room
- Planning drawings and application
How long does it take?
Expect 10 to 16 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Cookstown
Across Northern Ireland, bungalows and chalet bungalows are common, so loft conversions and rear extensions are popular projects.
From BT80 outwards, we take on projects throughout Cookstown and the surrounding parts of County Tyrone.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about garden annexes in Cookstown
Do I need planning permission for a garden annexe in Cookstown?
In Northern Ireland an annexe with living accommodation needs planning permission and building control approval.
Will council tax apply?
Annexes can be banded separately, though discounts or exemptions apply in some cases when occupied by family. Check with your council.
Can it be accessible?
Yes. Level access, wider doors and a wet room can be designed in.
How much does a garden annexe cost in Cookstown?
In Cookstown, a garden annexe typically costs £1,550–£2,400 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £54,000–£84,000. Your fixed price depends on the survey and drawings.
Who approves a garden annexe in Cookstown?
Planning matters in Cookstown go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Does it need building regulations?
Yes, as it contains sleeping accommodation and services.