Extensions over a garage for homes in Broadstairs
Planning an over-garage extension in Broadstairs? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in BroadstairsFrom £26,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsCT10, CT11
Who an over-garage extension suits
- Families needing a bedroom without losing garden
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
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 and approvals in Broadstairs
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.
The planning position for a specific Broadstairs address depends on its history and any designations, which is why we check it at the first visit.
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.
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 should I budget for an over-garage extension in Broadstairs?
Prices below are for Broadstairs, using the South East England factor of ×1.12. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Broadstairs: £2,020 to £3,810 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £26,500 – £33,000 | £28,000 – £36,500 | £36,000 – £46,000 |
| Over a large single garage 16 m² | £32,000 – £39,500 | £37,500 – £48,500 | £48,000 – £61,000 |
| Over a double garage 24 m² | £48,000 – £59,500 | £56,000 – £73,000 | £72,500 – £91,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Extensions in and around Broadstairs
Across CT10, CT11, we can visit, measure and advise. Nearby, we also take on projects in Ramsgate (2 miles), Margate (3 miles), Deal (9 miles), Herne Bay (14 miles).
For homes towards Essex, Clacton-on-Sea is around 32 miles away. Homes across the South East range from Victorian terraces in the older town centres to large detached houses on the edges, so the right extension type varies street by street.
From first visit to completion
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Over-garage extension questions answered
Do you cover all of Broadstairs?
Yes. We cover Broadstairs and the surrounding parts of Kent. Site visits are free and there is no obligation.
How long does an over-garage extension take to build in Broadstairs?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do I need building regulations approval in Broadstairs?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How much does a room over a garage cost?
Our guide range is about £2,020 to £3,810 per m² including VAT. A single-garage room of about 12 m² usually costs £28,000 to £36,500 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 Broadstairs
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.