Extensions over a garage across Eccles
A over-garage extension in Eccles starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in EcclesFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsM5, M6, M17, M27, M30
Do I need planning permission in Eccles?
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
When an over-garage extension makes sense
- Detached and link-detached houses with an attached garage
- Families needing a bedroom without losing garden
- Homes where the landing can connect to the new room
Local to Eccles
We cover Eccles and the postcode districts M5, M6, M17, M27, M30, M32. The same team covers Swinton (1 mile), Salford (2 miles), Stretford (2 miles), Urmston (3 miles), all within easy reach.
Just over the Merseyside border, Golborne is about 11 miles away. The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
What should I budget for an over-garage extension in Eccles?
For Eccles we adjust our national guide rates by ×0.95, the factor we use for North West England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Eccles: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
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
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.
Questions people ask about over-garage extensions
Do you cover all of Eccles?
Yes. We cover Eccles and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
How long does an over-garage extension take to build in Eccles?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Eccles, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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.
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.
Book a free site visit in Eccles
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.