New Home Construction in Omagh
Land to Homes is part of the S&K Group, a construction and property group, so building homes in Omagh is part of how we plan land from the start. We design schemes that can be built economically, manage the build with contractors and suppliers, and deliver homes for sale, for rent and for councils and housing associations.
Omagh · BT78Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Sites we take on near Omagh
Omagh (BT78) is the hub of our County Tyrone coverage, with 3 further towns covered. Strabane is the closest neighbouring place we cover, at about 17 miles, followed by Enniskillen and Dungannon.
Near Omagh, we look at land where self-build plots could suit the market, sites where the layout needs to change and land with an expired or ageing consent. As Omagh is in Northern Ireland, applications are judged against the Strategic Planning Policy Statement, and the buyer of land pays Stamp Duty Land Tax (SDLT).
If you have a site near Omagh that is stuck, a short call is the best place to start.
What you get in Omagh
Built to the right regulations
Each home is built to the building regulations or building standards of its nation, with inspections at key stages of the build.
Conditions cleared first
Pre-commencement conditions, legal agreements and utility connections are dealt with before work begins, so the build starts on a sound footing.
Groundworks and infrastructure
Roads, sewers, drainage and services are planned and built to the standards needed for adoption by the highway authority and water company where that applies.
Warranty considered early
Most mortgage lenders expect a new home to carry a recognised structural warranty, so warranty provider requirements are considered from the design stage.
Planning in Omagh: the Northern Irish rules
Countryside planning policy in Northern Ireland is generally restrictive, so land inside or next to the settlement development limits around Omagh is usually the strongest prospect for new homes. Outline planning permission can establish the principle, with reserved matters approved later. A promotion agreement lets us fund that planning work, with our costs recovered from the sale proceeds only if the land sells with planning. Your reasonable legal fees are covered too, agreed in the heads of terms.
In Northern Ireland, the Building Regulations are made by the Department of Finance and enforced by council building control. New roads are usually built to Department for Infrastructure standards for adoption, and sewers to NI Water's requirements. Planning conditions set by the council or the Department for Infrastructure must be discharged before the relevant work starts.
| National planning policy | Strategic Planning Policy Statement (SPPS, Edition 2), applied with retained Planning Policy Statements until each council adopts its Plan Strategy |
|---|---|
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land registration | Land & Property Services (Land Registry and Registry of Deeds) |
| Developer contributions | Section 76 planning agreements under the Planning Act (Northern Ireland) 2011 (there is no Community Infrastructure Levy) |
Common questions in Omagh
What happens to the roads and sewers on a new development?
On many developments the new roads are built to the highway authority's standards and then adopted, so the council maintains them. Sewers can similarly be adopted by the water company. Where roads or open spaces are not adopted, they are usually looked after by a management company funded by residents, and buyers should check this before reserving.
What are pre-commencement conditions?
They are planning conditions that must be satisfied before any work starts on site, such as approving drainage details, materials or a construction management plan. Starting work without discharging them can put the permission at risk. We deal with them before work begins, together with any planning obligations that apply to the site.
How are neighbours affected during construction?
Building work brings deliveries, noise and some disruption. Councils often require a construction management plan setting out working hours, delivery routes, parking and controls on dust and noise. We follow those requirements, keep the site tidy and secure, and make sure neighbours know who to contact if something goes wrong.
Can you build out a site that already has planning permission?
Yes, where the scheme suits us. We can buy a site with planning permission directly, subject to survey, title and contract, or discuss a joint venture where the landowner keeps an interest. We review the permission, its conditions and any legal agreement first, because they affect what can be built and when.
Do you take on planning and building work in Omagh?
Yes, on sites we buy, option, promote or develop in partnership in Omagh and elsewhere in County Tyrone, including Strabane, Dungannon and Cookstown. We do not take on planning or building work for third parties as a consultancy.
Read more: New Home Construction · Guide: Buying a new-build home: what to expect from reservation to keys