Extensions over a garage in Bedlington: design, approvals and build
From the first sketch to final sign-off, we plan and build over-garage extensions in Bedlington and the surrounding Northumberland area.
- Guide price in BedlingtonFrom £21,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNE22
Will the council need to approve it?
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.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
What we take care of
- Structural survey of garage walls and foundations
- Design and householder planning application
- Insulation, electrics, heating and finish
- Opening into the existing first floor
- New floor structure, walls and roof
- Strengthening or rebuilding the garage walls if needed
Working in Bedlington
Across NE22, we can visit, measure and advise. We also work in nearby Cramlington (3 miles), Blyth (3 miles), Ashington (3 miles), Morpeth (5 miles).
Whitley Bay, in Tyne and Wear, is roughly 9 miles from Bedlington and also on our list. The North East has many brick terraces, colliery-era housing and post-war semis, with rear extensions and kitchen extensions the most common requests.
Over-garage extension prices in Bedlington
These guide figures apply our North East England adjustment (×0.91) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Bedlington: £1,640 to £3,090 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £21,500 – £27,000 | £22,500 – £29,500 | £29,000 – £37,500 |
| Over a large single garage 16 m² | £26,000 – £32,500 | £30,500 – £39,500 | £39,000 – £50,000 |
| Over a double garage 24 m² | £39,000 – £48,500 | £45,500 – £59,000 | £58,500 – £74,500 |
For a figure based on your own dimensions, use our guide-price tool.
Our process, step by step
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about an over-garage extension in Bedlington
Do you cover all of Bedlington?
Yes. We cover Bedlington and the surrounding parts of Northumberland. Site visits are free and there is no obligation.
Do I need building regulations approval in Bedlington?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Bedlington be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
How much does a room over a garage cost?
Our guide range is about £1,640 to £3,090 per m² including VAT. A single-garage room of about 12 m² usually costs £22,500 to £29,500 at standard spec, more if the garage needs rebuilding.
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 Bedlington
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.