What is a planning or building regulations application?
Planning permission decides whether a project can be built; building regulations decide how it must be built. Most extensions, lofts and conversions need building regulations approval even when planning permission is not required.
How much does a planning or building regulations application cost in Armagh?
In Armagh, a planning or building regulations application typically costs £750–£2,250 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). We start from a UK-wide guide and adjust it for Northern Ireland, where labour and materials are typically about 14% below average. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,250 |
| Larger or more complex projects | £2,250–£2,750 |
The biggest cost drivers are:
- Planning conditions
- Type of application
- Agreements with neighbours on shared walls
- Building control route
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Planning and building regulations in Armagh
Before anything is built in Armagh, we confirm which approvals apply in Northern Ireland. In Northern Ireland planning applications go to one of the 11 councils, which also provide building control.
Northern Ireland has no Party Wall Act. Work on shared walls relies on agreement with the neighbour and common law, so we agree the arrangements in writing before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical planning or building regulations application we handle:
- Planning or householder applications
- Written agreement with neighbours on shared walls
- Build-over agreements with the water company
- Discharge of planning conditions
- Building control application and inspections
- Certificate of lawfulness applications
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland). If the drawings are for a planning application, add the council’s decision period once they are submitted.
Building in Armagh
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
If your home is in Armagh or close by in Portadown, Dungannon and Craigavon, a free home visit is the first step.
How it works
- 01
Measured survey
We visit and measure the house so the drawings start from accurate information.
- 02
Concept design
Options for layout and appearance, revised until you are happy.
- 03
Application drawings
Plans, elevations and supporting documents prepared for the council.
- 04
Submission and follow-up
We submit the application and deal with questions from the council or building control.
Questions about planning and building regulations applications in Armagh
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
What is a certificate of lawfulness?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.
What happens if I build without approval?
The council can take enforcement action, and missing approvals cause problems when selling. It is always better to get approvals first.
How much does a planning or building regulations application cost in Armagh?
In Armagh, a planning or building regulations application typically costs £750–£2,250 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Your fixed price depends on the survey and drawings.
What about shared walls in Armagh?
Northern Ireland has no Party Wall Act. Work on shared walls relies on agreement with the neighbour and common law, so we agree the arrangements in writing before work starts.
Do you handle planning and building regulations applications in Armagh?
Yes. We handle planning and building regulations applications across Armagh, including postcodes BT60 and BT61. Every project starts with a free home visit.