Extensions over a garage in Brighouse: design, approvals and build
A over-garage extension in Brighouse 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 BrighouseFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsHD2, HD6, HX5
What should I budget for an over-garage extension in Brighouse?
Labour and material costs vary across the UK, so for Brighouse we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Brighouse: £1,690 to £3,200 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,500 – £28,000 | £23,500 – £30,500 | £30,000 – £38,500 |
| Over a large single garage 16 m² | £27,000 – £33,500 | £31,500 – £41,000 | £40,500 – £51,500 |
| Over a double garage 24 m² | £40,500 – £50,000 | £47,000 – £61,000 | £60,500 – £77,000 |
Try the guide-price tool to see a range for your own size and finish.
Covering Brighouse
Postcode districts we cover around Brighouse include HD2, HD6, HX5. We also work in nearby Halifax (3 miles), Cleckheaton (3 miles), Liversedge (4 miles), Huddersfield (4 miles).
Darton, in South Yorkshire, is roughly 13 miles from Brighouse and also on our list. Yorkshire and the Humber combines stone-built terraces in the Pennine towns with brick semis and newer estates elsewhere, so materials and roof details need matching with care.
What we take care of
- Strengthening or rebuilding the garage walls if needed
- Design and householder planning application
- New floor structure, walls and roof
- Insulation, electrics, heating and finish
- Structural survey of garage walls and foundations
- Opening into the existing first floor
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.
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions people ask about over-garage extensions
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Brighouse, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Brighouse?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for an over-garage extension in Brighouse?
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 Brighouse
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.