Extensions over a garage in Kingswood
From the first sketch to final sign-off, we plan and build over-garage extensions in Kingswood and the surrounding Gloucestershire area.
- Guide price in KingswoodFrom £24,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsBS15, BS16, BS30
Do I need planning permission in Kingswood?
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.
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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
What we take care of
- Opening into the existing first floor
- New floor structure, walls and roof
- Design and householder planning application
- Structural survey of garage walls and foundations
- Insulation, electrics, heating and finish
Local to Kingswood
Site visits are available across Kingswood (BS15, BS16, BS30). The same team covers Mangotsfield (2 miles), Yate (7 miles), Thornbury (10 miles), Dursley (18 miles), all within easy reach.
In the South West, local stone, render and brick vary from town to town, so matching materials is a big part of designing an extension that looks right.
What should I budget for an over-garage extension in Kingswood?
These guide figures apply our South West England adjustment (×1.02) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Kingswood: £1,840 to £3,470 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £24,000 – £30,000 | £25,500 – £33,500 | £33,000 – £42,000 |
| Over a large single garage 16 m² | £29,000 – £36,000 | £34,000 – £44,500 | £44,000 – £55,500 |
| Over a double garage 24 m² | £44,000 – £54,000 | £51,000 – £66,500 | £66,000 – £83,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
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 Kingswood home, measure up, talk through what you want and check the planning position.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Over-garage extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kingswood, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does an over-garage extension take to build in Kingswood?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do you cover all of Kingswood?
Yes. We cover Kingswood and the surrounding parts of Gloucestershire. Site visits are free and there is no obligation.
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.
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 Kingswood
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.