North Walsham over-garage extensions, designed and built
We design and build over-garage extensions for houses in North Walsham, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in North WalshamFrom £25,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNR28
What should I budget for an over-garage extension in North Walsham?
Prices below are for North Walsham, using the East of England factor of ×1.06. They are guide ranges including VAT for the build only, not a quote.
Typical rates in North Walsham: £1,910 to £3,600 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £25,000 – £31,500 | £26,500 – £34,500 | £34,000 – £43,500 |
| Over a large single garage 16 m² | £30,500 – £37,500 | £35,500 – £46,000 | £45,500 – £58,000 |
| Over a double garage 24 m² | £45,500 – £56,000 | £53,000 – £69,000 | £68,500 – £86,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Extensions in and around North Walsham
Our survey diary covers North Walsham, including NR28. We also work in nearby Cromer (8 miles), Norwich (14 miles), Great Yarmouth (20 miles), Wymondham (21 miles).
Just over the Suffolk border, Lowestoft is about 28 miles away. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Included in a typical project
- Strengthening or rebuilding the garage walls if needed
- New floor structure, walls and roof
- Opening into the existing first floor
- Insulation, electrics, heating and finish
- Structural survey of garage walls and foundations
Planning and approvals in North Walsham
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.
In a conservation area, national park, National Landscape, the Broads or a 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.
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.
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).
What happens next
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
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.
Your questions about an over-garage extension in North Walsham
Who do I contract with for an over-garage extension in North Walsham?
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.
Do I need building regulations approval in North Walsham?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of North Walsham?
Yes. We cover North Walsham and the surrounding parts of Norfolk. 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.
How much does a room over a garage cost?
Our guide range is about £1,910 to £3,600 per m² including VAT. A single-garage room of about 12 m² usually costs £26,500 to £34,500 at standard spec, more if the garage needs rebuilding.
Book a free site visit in North Walsham
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.