Extensions over a garage across Dereham
From the first sketch to final sign-off, we plan and build over-garage extensions in Dereham and the surrounding Norfolk area.
- Guide price in DerehamFrom £25,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNR19
Guide prices for Dereham
Labour and material costs vary across the UK, so for Dereham we use our East of England factor (×1.06). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Dereham: £1,910 to £3,600 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £25,000 – £31,500 | £26,500 – £34,500 | £34,000 – £43,500 |
| Over a large single garage 16 m² | £30,500 – £37,500 | £35,500 – £46,000 | £45,500 – £58,000 |
| Over a double garage 24 m² | £45,500 – £56,000 | £53,000 – £69,000 | £68,500 – £86,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
What is included
- Insulation, electrics, heating and finish
- New floor structure, walls and roof
- Strengthening or rebuilding the garage walls if needed
- Design and householder planning application
- Structural survey of garage walls and foundations
Planning and approvals in Dereham
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.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
Extensions in and around Dereham
Our survey diary covers Dereham, including NR19. Neighbouring towns we cover include Wymondham (11 miles), Norwich (16 miles), Thetford (20 miles), North Walsham (22 miles).
Bury St Edmunds, in Suffolk, is roughly 32 miles from Dereham and also on our list. The East of England mixes market-town terraces, inter-war semis and modern estates. Clay soils are common in parts of the region, which can affect foundation design.
What happens next
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Over-garage extension questions answered
Do I need building regulations approval in Dereham?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Dereham?
Yes. We cover Dereham and the surrounding parts of Norfolk. Site visits are free and there is no obligation.
Who do I contract with for an over-garage extension in Dereham?
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.
How much does a room over a garage cost?
Our guide range is about £1,910 to £3,600 per m² including VAT. A single-garage room of about 12 m² usually costs £26,500 to £34,500 at standard spec, more if the garage needs rebuilding.
Book a free site visit in Dereham
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.