Rated architects
8
Every architect we found in BT78, 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.
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Most trusted first
5reviews
★ 5.0 average on Google
New listing · 1 review
New listing · 1 review
New listing · 1 review
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architect · Omagh · in BT78
Listed by Google, never reviewed by anyone.
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Based in neighbouring districts, covering BT78 — each card shows where they're actually based.
Omagh sits in a planning landscape shaped by Northern Ireland's distinct building-control framework and a mix of traditional stone farmhouses, 1960s–80s estates, and newer suburban developments around the Strule Valley. Whether you're looking to extend a period property on the Drumragh Road or navigate listed-building consent for a townhouse near the courthouse, architects here work within NIEA planning rules, Fermanagh and Omagh District Council requirements, and the often-complex realities of rural sites with septic tanks and right-of-way concerns.
Omagh's architectural demand divides roughly between rural projects — barn conversions, farm dwelling replacements, agricultural diversification — and urban work on Victorian/Edwardian terraces in the town centre, post-war semis in Campsie, and newbuilds on greenfield plots. The collapse of Fermanagh and Omagh's housing stock into mixed typologies means architects routinely handle everything from replacement dwellings under PPS21 (Planning Policy Statement 21, the countryside policy) to shopfront alterations on High Street. Loft conversions remain less common than single-storey rear extensions, largely due to trussed-rafter construction in 70s–90s builds. Listed-building work — particularly around the courthouse square and older church halls — requires NIEA Historic Environment Division sign-off, adding 8–12 weeks to timelines. Feasibility studies are popular for awkward infill plots and sites with drainage constraints; Omagh's mix of mains sewerage (town centre) and treatment plants (outskirts) shapes what's buildable. Seasonal peaks hit February–April as farmers plan builds around silage season, and again in September when families finalise school-run logistics before committing to extensions.
Budget £3,000–£6,000 for full architectural services on a modest single-storey extension (RIBA Stages 1–4: concept through Building Control submission), rising to £8,000–£15,000 for a two-storey rear extension or loft conversion with structural steel. New self-builds start around £12,000–£20,000 depending on complexity; rural sites with access issues or septic-system design push fees higher. Expect 4–6 weeks for initial drawings, then 8–12 weeks for planning (16–20 if listed or in an Area of Townscape Character). Building Control in NI operates differently from GB — you'll need an 'assigned certifier' (your architect can coordinate this) rather than submitting to the council directly. Ask for ARB registration (Architects Registration Board) and professional-indemnity insurance; many Omagh architects also hold RIAI (Royal Institute of the Architects of Ireland) membership given cross-border work. Parking for site visits is usually straightforward except in the town centre; warn your architect if your lane is single-track or gated.
PPS21 dominates rural work: proving a 'compelling case' for a countryside dwelling means your architect must evidence farm-business need, family succession, or (under CTY10) that a proposed replacement is visually superior to the existing structure. Omagh's scattered townlands often have no mains gas, so heating strategies (oil, heat pumps, biomass) feed into design from day one. The Strule and Camowen floodplains require Flood Risk Assessments for anything within Zone C; your architect will liaise with DfI Rivers. If your property falls within the Omagh Town Centre Conservation Area or abuts the courthouse/old gaol, expect NIEA to scrutinise materials, window proportions, and roof pitch. Septic tanks and treatment plants need Building Control approval under Part N; architects typically subcontract this to drainage engineers. Party-wall agreements don't exist in NI statute — neighbourly consent is goodwill-based, though solicitors sometimes formalise it.
Expect £3,000–£6,000 for a straightforward extension (design through planning and Building Control), £8,000–£15,000 for a two-storey addition or loft conversion, and £12,000–£25,000 for a new self-build, depending on site complexity and whether you're in the countryside under PPS21. Hourly rates run £60–£90 for consultations or feasibility studies.
Not legally — architectural technicians and builders often handle smaller projects — but an architect adds value if your site is constrained (narrow gardens, drainage issues) or if you want a design that maximises light and layout. For anything listed or in a conservation area, an architect's experience with NIEA is almost essential.
Standard applications take 8–12 weeks from validation. Listed buildings, conservation-area work, or PPS21 countryside dwellings can stretch to 16–20 weeks, especially if NIEA or DfI Rivers request additional information. Pre-application discussions (offered by the council) can shave weeks off by flagging issues early.
PPS21 is Northern Ireland's countryside planning policy. It restricts new dwellings to those serving active farms, replacing existing homes, or meeting narrow infill criteria. Your architect must craft a written justification and site analysis; poorly argued cases get refused, so local PPS21 experience is critical.
Yes, but it requires structural steel to replace or reinforce the trusses, pushing costs to £30,000–£50,000 all-in. Your architect will work with a structural engineer to design the steelwork and stair insertion; Building Control approval is mandatory. Many Omagh homes from the 1970s–90s have this roof type.
No — Northern Ireland has no Party Wall Act. If your extension abuts a neighbour's boundary, good practice is to notify them in writing and agree access if needed, but there's no statutory process. Solicitors sometimes draft side agreements for shared footings.
Unlike England, you appoint an 'assigned certifier' (often your architect or a specialist surveyor) who inspects the work and issues a completion certificate. Your architect will submit a Commencement Notice to the council, then the certifier signs off at key stages. This replaced the old council Building Control system in 2014.
You'll need Listed Building Consent or Conservation Area Consent on top of planning permission. NIEA Historic Environment Division reviews materials, window details, and roof alterations; expect an extra 8–12 weeks and stricter conditions on renders, UPVC (usually refused), and extensions that compete with the original building's form.
Absolutely. Omagh's mix of sloping sites, shared lanes, and septic-tank locations means desktop quotes can miss costly surprises. A site visit lets the architect assess access for skips, ground conditions, and neighbour proximity — all of which shape fees and design.
Yes, and it's worth the £500–£1,200 fee if you're eyeing a tricky site. The architect will check planning constraints (PPS21 compliance, flood zones, sightlines onto roads), sketch a footprint, and flag issues like rock subsoil or wayleave restrictions that might kill the project or inflate costs.
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.