Extensions over a garage in Colwyn Bay
Planning an over-garage extension in Colwyn Bay? 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 Colwyn BayFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Build time12–18 weeks on site
- Postcode districtsLL28, LL29
When an over-garage extension makes sense
- 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.
Extensions in and around Colwyn Bay
Our survey diary covers Colwyn Bay, including LL28, LL29. Nearby, we also take on projects in Llandudno (5 miles), Rhyl (10 miles), Prestatyn (13 miles), Flint (25 miles).
For homes towards Gwynedd, Bangor, Gwynedd is around 17 miles away. 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.
Planning rules that apply in Colwyn Bay
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.
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. 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 Colwyn Bay?
These guide figures apply our Wales adjustment (×0.93) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Colwyn Bay: £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 |
Try the guide-price tool to see a range for your own size and finish.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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.
Your questions about an over-garage extension in Colwyn Bay
Will my neighbours in Colwyn Bay be involved?
If a planning application is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do you cover all of Colwyn Bay?
Yes. We cover Colwyn Bay and the surrounding parts of Clwyd. Site visits are free and there is no obligation.
Who do I contract with for an over-garage extension in Colwyn Bay?
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.
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 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 Colwyn Bay
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.