Extensions over a garage across Pudsey
From the first sketch to final sign-off, we plan and build over-garage extensions in Pudsey and the surrounding West Yorkshire area.
- Guide price in PudseyFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsLS13, LS28
Local to Pudsey
Across LS13, LS28, we can visit, measure and advise. Nearby, we also take on projects in Horsforth (3 miles), Bradford (4 miles), Morley (5 miles), Leeds (5 miles).
Yorkshire and the Humber combines stone-built terraces in the Pennine towns with brick semis and newer estates elsewhere, so materials and roof details need matching with care.
Guide prices for Pudsey
Prices below are for Pudsey, using the Yorkshire and the Humber factor of ×0.94. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Pudsey: £1,690 to £3,200 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,500 – £28,000 | £23,500 – £30,500 | £30,000 – £38,500 |
| Over a large single garage 16 m² | £27,000 – £33,500 | £31,500 – £41,000 | £40,500 – £51,500 |
| Over a double garage 24 m² | £40,500 – £50,000 | £47,000 – £61,000 | £60,500 – £77,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning rules that apply in Pudsey
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.
The planning position for a specific Pudsey address depends on its history and any designations, which is why we check it at the first visit.
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).
What we take care of
- Structural survey of garage walls and foundations
- New floor structure, walls and roof
- Opening into the existing first floor
- Design and householder planning application
- Strengthening or rebuilding the garage walls if needed
- Insulation, electrics, heating and finish
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.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Over-garage extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Pudsey, 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 Pudsey?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Will my neighbours in Pudsey 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.
How much does a room over a garage cost?
Our guide range is about £1,690 to £3,200 per m² including VAT. A single-garage room of about 12 m² usually costs £23,500 to £30,500 at standard spec, more if the garage needs rebuilding.
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 Pudsey
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.