Extensions over a garage for homes in Cheshire
Our design and build teams take on over-garage extensions in Cheshire, from the first measured survey through planning and building control to the finished room.
- Guide priceFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Towns covered11
- Site visitFree, no obligation
Towns in Cheshire
Extensions in and around Cheshire
Towns we cover in Cheshire include Warrington, Chester, Crewe, Ellesmere Port, Widnes, Runcorn, Macclesfield, Northwich. 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 should I budget for an over-garage extension in Cheshire?
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 Cheshire: £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 |
Try the guide-price tool to see a range for your own size and finish.
What we take care of
- New floor structure, walls and roof
- Insulation, electrics, heating and finish
- Opening into the existing first floor
- Strengthening or rebuilding the garage walls if needed
- Design and householder planning application
- Structural survey of garage walls and foundations
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 Cheshire
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 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.
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).
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
We visit your Cheshire home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Cheshire
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Cheshire, 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 you cover all of Cheshire?
Yes, across the whole of Cheshire. Site visits are free and there is no obligation.
Do I need building regulations approval in Cheshire?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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 Cheshire
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.