Extensions over a garage in Horsforth: design, approvals and build
Horsforth homeowners can use us for the whole over-garage extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in HorsforthFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsLS16, LS18
Will the council need to approve it?
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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).
Guide prices for Horsforth
Labour and material costs vary across the UK, so for Horsforth we use our Yorkshire and the Humber factor (×0.94). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Horsforth: £1,690 to £3,200 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,500 – £28,000 | £23,500 – £30,500 | £30,000 – £38,500 |
| Over a large single garage 16 m² | £27,000 – £33,500 | £31,500 – £41,000 | £40,500 – £51,500 |
| Over a double garage 24 m² | £40,500 – £50,000 | £47,000 – £61,000 | £60,500 – £77,000 |
For a figure based on your own dimensions, use our guide-price tool.
What we take care of
- Opening into the existing first floor
- Design and householder planning application
- Structural survey of garage walls and foundations
- New floor structure, walls and roof
Covering Horsforth
Site visits are available across Horsforth (LS16, LS18). We also work in nearby Yeadon (3 miles), Pudsey (3 miles), Guiseley (4 miles), Leeds (5 miles).
Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
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
Who do I contract with for an over-garage extension in Horsforth?
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.
Will my neighbours in Horsforth 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.
Do you cover all of Horsforth?
Yes. We cover Horsforth and the surrounding parts of West Yorkshire. Site visits are free and there is no obligation.
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.
How much does a room over a garage cost?
Our guide range is about £1,690 to £3,200 per m² including VAT. A single-garage room of about 12 m² usually costs £23,500 to £30,500 at standard spec, more if the garage needs rebuilding.
Book a free site visit in Horsforth
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.