Extensions over a garage in Ely: design, approvals and build
Thinking about an over-garage extension for your Ely 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 price in ElyFrom £25,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsCB6
Planning rules that apply in Ely
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 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.
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).
Local to Ely
Across CB6, we can visit, measure and advise. Neighbouring towns we cover include March (13 miles), Cambridge (15 miles), Wisbech (19 miles), Huntingdon (20 miles).
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.
How much does an over-garage extension cost in Ely?
Prices below are for Ely, using the East of England factor of ×1.06. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Ely: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Who an over-garage extension suits
- Homes where the landing can connect to the new room
- Detached and link-detached houses with an attached garage
- Families needing a bedroom without losing garden
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 Ely 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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
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 Ely
Will my neighbours in Ely be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Who do I contract with for an over-garage extension in Ely?
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.
Do I need building regulations approval in Ely?
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 £1,910 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.
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 Ely
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.