Extensions over a garage in Radcliffe: design, approvals and build
If you live in Radcliffe and want more space without moving, an over-garage extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in RadcliffeFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsM26, M45
Over-garage extension prices in Radcliffe
Prices below are for Radcliffe, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Radcliffe: £1,710 to £3,230 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £22,500 – £28,000 | £23,500 – £31,000 | £30,500 – £39,000 |
| Over a large single garage 16 m² | £27,000 – £33,500 | £31,500 – £41,500 | £41,000 – £52,000 |
| Over a double garage 24 m² | £41,000 – £50,500 | £47,500 – £62,000 | £61,500 – £78,000 |
Try the guide-price tool to see a range for your own size and finish.
What we take care of
- Design and householder planning application
- Opening into the existing first floor
- Strengthening or rebuilding the garage walls if needed
- Structural survey of garage walls and foundations
- New floor structure, walls and roof
Local to Radcliffe
Our survey diary covers Radcliffe, including M26, M45. We also work in nearby Whitefield (1 mile), Prestwich (3 miles), Bury (3 miles), Farnworth (3 miles).
For homes towards Lancashire, Rawtenstall is around 10 miles away. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Will the council need to approve it?
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).
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
We visit your Radcliffe home, measure up, talk through what you want and check the planning position.
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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
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
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Radcliffe, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Radcliffe 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 long does an over-garage extension take to build in Radcliffe?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
How much does a room over a garage cost?
Our guide range is about £1,710 to £3,230 per m² including VAT. A single-garage room of about 12 m² usually costs £23,500 to £31,000 at standard spec, more if the garage needs rebuilding.
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.
Book a free site visit in Radcliffe
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.