Rated architects
7
Every architect we found in BT28, with Google's own ratings — collected by Google, not by us. The bar beside each name is their review count on one fixed scale, so the list can be read at a glance and a short list is a short district, not a hidden one.
Most trusted first
Review volume
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Most trusted first
6reviews
★ 3.0 average on Google
New listing · 1 review
New listing · 2 reviews
No Google reviews yet
No Google reviews yet
No Google reviews yet
No Google reviews yet
Based in neighbouring districts, covering BT28 — each card shows where they're actually based.
Lisburn sits at the intersection of Belfast's commuter sprawl and Northern Ireland's open countryside, with housing stock that ranges from Victorian terraces near the Cathedral Quarter to sprawling 1970s estates in Hillsborough and modern developments along the Lagan Valley. Whether you're extending a red-brick semi in Derriaghy or navigating listed building consent for a Georgian property in the conservation area around Castle Gardens, you'll need an architect who understands both the Planning Service (NI)'s particular requirements and the local vernacular.
Lisburn's architectural market reflects its dual identity as both commuter hub and standalone city. Demand centres on rear extensions for Victorian and Edwardian terraces (particularly in Lambeg and the older parts of the city centre), loft conversions on 1960s-80s estates where families are staying put rather than moving, and full reconfigurations of bungalows in surrounding villages like Moira and Glenavy. The prevalence of listed buildings—especially along Bow Street and around the Irish Linen Centre—means many practices here carry specific conservation experience. New-build work tends toward replacement dwellings on rural sites (Common in County Down's greenbelt) or infill plots within settlement limits. Fees typically run 8-12% of build cost for domestic extensions, sometimes higher for listed work where multiple rounds of amendments to satisfy NIEA Heritage are common. Timelines differ from GB: the Planning Service (NI) operates on a 15-week statutory period for major applications, though reality often stretches to 20+ weeks. Most architects here maintain relationships with specific Building Control offices across Lisburn & Castlereagh Council, which speeds approvals considerably.
Initial consultations are usually free or charged at £150-300, with architects visiting your property to assess feasibility—critical in Lisburn where many plots have awkward boundaries, rights of way dating to linen mill access routes, or drainage running to antiquated septic systems rather than mains. Expect to pay £2,000-4,500 for a full planning application package (drawings, design statement, sometimes a heritage statement if you're in the conservation area or near a listed building). Building regulations drawings add another £800-1,800. For a typical single-storey rear extension (20-25 sqm), the full architectural service from concept to completion might cost £4,500-7,000. RIBA-chartered or RSUA-registered architects are the gold standard, though Northern Ireland also has excellent technologists who handle straightforward domestic work at lower rates. Ask to see their planning approval rates with Lisburn & Castlereagh specifically—local planners have particular stances on ridge heights, render finishes (they often push for brick to match streetscape), and boundary treatments. Most architects here will coordinate structural engineers and Party Wall Act equivalents (though NI doesn't have the Act, surveyors still draft agreements), but check what's included versus what you'll pay separately.
Planning in Northern Ireland operates under different legislation than GB—notably the Planning Act (NI) 2011—and Lisburn & Castlereagh Council has specific local development plan policies. The city centre conservation area (around Bow Street, Market Square, Castle Gardens) demands heritage statements for even minor alterations to unlisted buildings. If your property abuts or overlooks a listed building, expect consultee objections from NIEA Heritage that can add months. Permitted development rights differ: you can't assume what's allowed in England applies here; for instance, ridge height increases on extensions face tighter restrictions. Rural sites outside settlement limits fall under PPS21 (countryside planning policy), which heavily restricts new builds unless you're replacing an existing dwelling or can prove farm-business necessity. Drainage is a recurring issue—many older properties in Lambeg and Hilden still use septic tanks, and NIEA Water Management will scrutinise discharge consents. Building Control is run by councils (not private inspectors as in England), so your architect needs a working rapport with Lisburn & Castlereagh's team. Finally, if you're near the Lagan or its tributaries, flood-risk assessments may be mandatory even for extensions.
For a typical single-storey rear extension, expect £2,000-4,500 for planning drawings and application, £800-1,800 for Building Regulations drawings, and sometimes £1,000-2,000 more if your architect project-manages the build. Full start-to-finish architectural services usually run 8-12% of the construction cost—so on a £40,000 extension, budget £3,200-4,800 for the architect.
The statutory target is 15 weeks for major applications, 8 weeks for minor/local. Reality in Lisburn & Castlereagh often stretches to 18-24 weeks, particularly if your application triggers consultations with NIEA (heritage, water management, natural environment) or if neighbours object. Listed building consent runs in parallel and can add further time.
Not legally—you could use an architectural technician or even a builder with good drafting skills—but an architect ensures compliance with planning policy (especially on ridge heights and dormers, which Lisburn planners scrutinise) and Building Regs (means of escape, structural calcs, insulation standards). Most loft conversions here do require planning permission despite what you might read about English PD rights.
Legislation, permitted development rights, and consultee bodies all differ. NI has tighter rules on extensions (particularly ridge heights and rural builds under PPS21), planning runs through the central Planning Service (NI) rather than local councils deciding, and heritage/environmental consents involve NIEA rather than Historic England or Natural England. Your architect must know NI-specific policies.
Yes, but you'll need planning permission even for works that might otherwise be permitted development, and you'll likely need a heritage statement explaining how your design respects the character of the area. NIEA Heritage will be a statutory consultee, so expect them to comment on materials, fenestration, and massing. Budget extra time.
Most will prepare the drawings and submit the Building Regs application to Lisburn & Castlereagh Council's Building Control, but ongoing liaison during construction (site inspections, amendments) may be extra unless you've hired them for full contract administration. Clarify what's included upfront.
Check the Northern Ireland Historic Environment Map online (part of the NIEA website). Lisburn's main conservation area covers the city centre around Bow Street, Market Square, and Castle Gardens. Many Georgian and Victorian buildings here are listed, and even if yours isn't, being adjacent to a listed building affects what you can do.
It's a preliminary assessment (usually costing £500-1,200) where an architect evaluates whether your project is viable given planning constraints, site conditions, and budget. In Lisburn this is particularly worthwhile for awkward plots, rural sites under PPS21, or properties in conservation areas—it can save you thousands by identifying deal-breakers before you commit to a full application.
Yes, but they'll need to navigate PPS21 policy, which restricts new dwellings in the countryside. You'll generally need to prove you're replacing an existing building, have a farm business case, or meet other specific exemptions. Architects experienced in rural NI sites understand these rules and can advise on whether your proposal stands a chance.
Neighbour objections are common and don't automatically sink applications, but they can delay things and sometimes trigger a Planning Committee hearing rather than delegated approval. A good architect will design with overlooking, overshadowing, and massing in mind to minimise grounds for objection, and can draft rebuttals if needed. In Lisburn, boundary disputes and rights of way (legacy of old linen mill access) are frequent flashpoints.
About this guide
Compiled from held data
This guide is assembled by Domifyr from the data we hold: Google ratings and review counts (collected by Google, not by us), UK statutory register requirements, and typical price ranges for the area. No individual author is credited because no individual wrote it — and we would rather tell you that than invent someone.