Extensions over a garage for homes in Leamington Spa
From the first sketch to final sign-off, we plan and build over-garage extensions in Leamington Spa and the surrounding Warwickshire area.
- Guide price in Leamington SpaFrom £23,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsCV31, CV32, CV33, CV34
Who an over-garage extension suits
- 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
Working in Leamington Spa
Across CV31, CV32, CV33, CV34, we can visit, measure and advise. The same team covers Warwick (3 miles), Kenilworth (5 miles), Stratford-upon-Avon (10 miles), Rugby (12 miles), all within easy reach.
Just over the West Midlands border, Coventry is about 8 miles away. The West Midlands has a large stock of 1930s and post-war semi-detached houses, which are well suited to rear, side and over-garage extensions, plus Victorian terraces in the older inner areas.
Planning rules that apply in Leamington Spa
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.
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 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).
Guide prices for Leamington Spa
Labour and material costs vary across the UK, so for Leamington Spa we use our West Midlands factor (×0.97). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Leamington Spa: £1,750 to £3,300 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £23,000 – £28,500 | £24,000 – £31,500 | £31,000 – £40,000 |
| Over a large single garage 16 m² | £27,500 – £34,500 | £32,500 – £42,000 | £41,500 – £53,000 |
| Over a double garage 24 m² | £41,500 – £51,500 | £48,500 – £63,000 | £62,500 – £79,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
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 draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Leamington Spa
Will my neighbours in Leamington Spa 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 I need building regulations approval in Leamington Spa?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Leamington Spa?
Yes. We cover Leamington Spa and the surrounding parts of Warwickshire. Site visits are free and there is no obligation.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
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 Leamington Spa
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.