Extensions over a garage in Atherton: design, approvals and build
A over-garage extension in Atherton starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in AthertonFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsBL5, M29, M46, WN7
How much does an over-garage extension cost in Atherton?
These guide figures apply our North West England adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Atherton: £1,710 to £3,230 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,500 – £28,000 | £23,500 – £31,000 | £30,500 – £39,000 |
| Over a large single garage 16 m² | £27,000 – £33,500 | £31,500 – £41,500 | £41,000 – £52,000 |
| Over a double garage 24 m² | £41,000 – £50,500 | £47,500 – £62,000 | £61,500 – £78,000 |
For a figure based on your own dimensions, use our guide-price tool.
Local to Atherton
We cover Atherton and the postcode districts BL5, M29, M46, WN7. Nearby, we also take on projects in Tyldesley (1 mile), Westhoughton (2 miles), Leigh (2 miles), Hindley (4 miles).
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
What we take care of
- Design and householder planning application
- Insulation, electrics, heating and finish
- Strengthening or rebuilding the garage walls if needed
- Opening into the existing first floor
- New floor structure, walls and roof
Fitting the new room to the existing landing is the planning puzzle inside the house. We design the connection first, then the roof, so the extension does not end up with awkward steps or a corridor through a bedroom.
Planning rules that apply in Atherton
In England any side extension over one storey, including a room built over a side garage, needs a householder planning application. The fee is £548 from 1 April 2026 and councils aim to decide within 8 weeks.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Atherton
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Atherton, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does an over-garage extension take to build in Atherton?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Who do I contract with for an over-garage extension in Atherton?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Does building over a garage need planning permission?
In England and the rest of the UK, adding a storey over a side garage almost always needs a planning application, because two-storey side extensions are outside permitted development.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
Book a free site visit in Atherton
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.