Extensions over a garage across Clwyd
Thinking about an over-garage extension for your Clwyd home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide priceFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Towns covered10
- Site visitFree, no obligation
Will the council need to approve it?
In Wales a two-storey side extension must be at least 10.5 m from the side boundary to be permitted development, which few houses can meet, so a planning application to the council is the usual route for a room over a garage.
The planning position for a specific Clwyd address depends on its history and any designations, which is why we check it at the first visit.
Building regulations approval is separate from planning. Wales has its own building regulations and approved documents; the council or a registered building control approver checks the plans, inspects the work and issues a completion certificate.
Building over or within 3 m of a public sewer needs the water company's consent before the foundations go in.
Applications are decided by the local planning authority (your county or county borough council, or the national park authority).
How much does an over-garage extension cost in Clwyd?
Labour and material costs vary across the UK, so for Clwyd we use our Wales factor (×0.93). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Clwyd: £1,670 to £3,160 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,000 – £27,500 | £23,000 – £30,500 | £30,000 – £38,000 |
| Over a large single garage 16 m² | £26,500 – £33,000 | £31,000 – £40,500 | £40,000 – £51,000 |
| Over a double garage 24 m² | £40,000 – £49,500 | £46,500 – £60,500 | £60,000 – £76,000 |
For a figure based on your own dimensions, use our guide-price tool.
Included in a typical project
- Design and householder planning application
- Opening into the existing first floor
- Insulation, electrics, heating and finish
- New floor structure, walls and roof
- Strengthening or rebuilding the garage walls if needed
Extensions in and around Clwyd
Towns we cover in Clwyd include Wrexham, Buckley, Deeside, Colwyn Bay, Flint, Rhyl, Hawarden, Rhosllannerchrugog. Welsh housing ranges from stone terraces in the valleys to render-and-slate houses and modern estates, and the Welsh planning rules differ from England's in several places.
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Over-garage extension questions answered
Do you cover all of Clwyd?
Yes, across the whole of Clwyd. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Clwyd, 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 Clwyd?
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 £1,670 to £3,160 per m² including VAT. A single-garage room of about 12 m² usually costs £23,000 to £30,500 at standard spec, more if the garage needs rebuilding.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
Book a free site visit in Clwyd
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.