Extensions over a garage across St Neots
From the first sketch to final sign-off, we plan and build over-garage extensions in St Neots and the surrounding Cambridgeshire area.
- Guide price in St NeotsFrom £25,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsPE19
Extensions in and around St Neots
Postcode districts we cover around St Neots include PE19. We also work in nearby Huntingdon (9 miles), Cambridge (16 miles), Peterborough (25 miles), Ely (26 miles).
For homes towards Bedfordshire, Bedford is around 10 miles away. The East of England mixes market-town terraces, inter-war semis and modern estates. Clay soils are common in parts of the region, which can affect foundation design.
Planning rules that apply in St Neots
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.
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 much does an over-garage extension cost in St Neots?
For St Neots we adjust our national guide rates by ×1.06, the factor we use for East of England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in St Neots: £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.
What we take care of
- New floor structure, walls and roof
- Opening into the existing first floor
- Structural survey of garage walls and foundations
- 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.
From first visit to completion
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
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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about an over-garage extension in St Neots
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for St Neots, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in St Neots?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for an over-garage extension in St Neots?
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.
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.
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 St Neots
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.