Extensions over a garage across Maidstone
Thinking about an over-garage extension for your Maidstone 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 MaidstoneFrom £26,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsME14, ME15, ME16, ME17, ME18
Planning and approvals in Maidstone
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 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.
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).
Working in Maidstone
Our survey diary covers Maidstone, including ME14, ME15, ME16, ME17, ME18, ME20. Neighbouring towns we cover include Chatham (8 miles), Rochester (8 miles), Gillingham (9 miles), Strood (9 miles).
In the South East, plenty of houses have already been extended once, which makes checking the remaining permitted development allowance an important early step.
Is an over-garage extension right for your house?
- 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
Over-garage extension prices in Maidstone
These guide figures apply our South East England adjustment (×1.12) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Maidstone: £2,020 to £3,810 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £26,500 – £33,000 | £28,000 – £36,500 | £36,000 – £46,000 |
| Over a large single garage 16 m² | £32,000 – £39,500 | £37,500 – £48,500 | £48,000 – £61,000 |
| Over a double garage 24 m² | £48,000 – £59,500 | £56,000 – £73,000 | £72,500 – £91,500 |
Try the guide-price tool to see a range for your own size and finish.
How the project works
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Over-garage extension questions answered
Do you cover all of Maidstone?
Yes. We cover Maidstone and the surrounding parts of Kent. Site visits are free and there is no obligation.
How long does an over-garage extension take to build in Maidstone?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do I need building regulations approval in Maidstone?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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.
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 Maidstone
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.