Extensions over a garage in Stratford
Our design and build teams take on over-garage extensions in Stratford, from the first measured survey through planning and building control to the finished room.
- Guide price in StratfordFrom £31,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsE3, E7, E9, E13, E15
Extensions in and around Stratford
Postcode districts we cover around Stratford include E3, E7, E9, E13, E15, E16. The same team covers West Ham (1 mile), Bow (1 mile), Canning Town (2 miles), Stepney (2 miles), all within easy reach.
For homes towards Essex, Waltham Abbey is around 11 miles away. London's housing is dominated by Victorian and Edwardian terraces, many with a rear outrigger and a side return, and 1930s semis in the outer boroughs. Conservation areas are common, so the planning check comes first.
When an over-garage extension makes sense
- Families needing a bedroom without losing garden
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
Planning rules that apply in Stratford
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 Stratford address depends on its history and any designations, which is why we check it at the first visit.
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 should I budget for an over-garage extension in Stratford?
For Stratford we adjust our national guide rates by ×1.3, the factor we use for London. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Stratford: £2,340 to £4,420 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £31,000 – £38,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a large single garage 16 m² | £37,000 – £46,000 | £43,500 – £56,500 | £56,000 – £71,000 |
| Over a double garage 24 m² | £56,000 – £69,000 | £65,500 – £84,500 | £84,000 – £106,500 |
For a figure based on your own dimensions, use our guide-price tool.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about over-garage extensions
Do you cover all of Stratford?
Yes. We cover Stratford and the surrounding parts of Greater London. Site visits are free and there is no obligation.
Will my neighbours in Stratford 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.
Do I need building regulations approval in Stratford?
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.
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 Stratford
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.