Extensions over a garage in Llandrindod Wells: design, approvals and build
Planning an over-garage extension in Llandrindod Wells? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in Llandrindod WellsFrom £22,000 inc VAT
- PlanningAn application to the council is needed
- Build time12–18 weeks on site
- Postcode districtsLD1
Planning rules that apply in Llandrindod Wells
In Wales a two-storey side extension must be at least 10.5 m from the side boundary to be permitted development, which few houses can meet, so a planning application to the council is the usual route for a room over a garage.
In a conservation area, national park, National Landscape or World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
The Party Wall etc. Act 1996 applies in Wales as in England: notice must be served before work to a shared wall, building on the boundary, or excavating close to a neighbour's foundations.
Building over or within 3 m of a public sewer needs the water company's consent before the foundations go in.
Applications are decided by the local planning authority (your county or county borough council, or the national park authority).
How much does an over-garage extension cost in Llandrindod Wells?
These guide figures apply our Wales adjustment (×0.93) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Llandrindod Wells: £1,670 to £3,160 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,000 – £27,500 | £23,000 – £30,500 | £30,000 – £38,000 |
| Over a large single garage 16 m² | £26,500 – £33,000 | £31,000 – £40,500 | £40,000 – £51,000 |
| Over a double garage 24 m² | £40,000 – £49,500 | £46,500 – £60,500 | £60,000 – £76,000 |
Try the guide-price tool to see a range for your own size and finish.
When an over-garage extension makes sense
- Families needing a bedroom without losing garden
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
Fitting the new room to the existing landing is the planning puzzle inside the house. We design the connection first, then the roof, so the extension does not end up with awkward steps or a corridor through a bedroom.
Local to Llandrindod Wells
Site visits are available across Llandrindod Wells (LD1). The same team covers Newtown (18 miles), Brecon (21 miles), Welshpool (28 miles), all within easy reach.
Welsh housing ranges from stone terraces in the valleys to render-and-slate houses and modern estates, and the Welsh planning rules differ from England's in several places.
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 Llandrindod Wells 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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
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
Will my neighbours in Llandrindod Wells be involved?
If a planning application is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
How long does an over-garage extension take to build in Llandrindod Wells?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Who do I contract with for an over-garage extension in Llandrindod Wells?
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.
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 Llandrindod Wells
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.