Extensions over a garage for homes in Tunbridge Wells
We design and build over-garage extensions for houses in Tunbridge Wells, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in Tunbridge WellsFrom £26,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsTN1, TN2, TN3, TN4
Included in a typical project
- Insulation, electrics, heating and finish
- Structural survey of garage walls and foundations
- Strengthening or rebuilding the garage walls if needed
- Opening into the existing first floor
- New floor structure, walls and roof
- Design and householder planning application
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.
How much does an over-garage extension cost in Tunbridge Wells?
Prices below are for Tunbridge Wells, using the South East England factor of ×1.12. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Tunbridge Wells: £2,020 to £3,810 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £26,500 – £33,000 | £28,000 – £36,500 | £36,000 – £46,000 |
| Over a large single garage 16 m² | £32,000 – £39,500 | £37,500 – £48,500 | £48,000 – £61,000 |
| Over a double garage 24 m² | £48,000 – £59,500 | £56,000 – £73,000 | £72,500 – £91,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Covering Tunbridge Wells
Across TN1, TN2, TN3, TN4, we can visit, measure and advise. Neighbouring towns we cover include Tonbridge (4 miles), Sevenoaks (10 miles), Maidstone (14 miles), Swanley (19 miles).
Crowborough, in East Sussex, is roughly 7 miles from Tunbridge Wells and also on our list. In the South East, plenty of houses have already been extended once, which makes checking the remaining permitted development allowance an important early step.
Do I need planning permission in Tunbridge Wells?
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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
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 Tunbridge Wells
Will my neighbours in Tunbridge Wells 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.
Who do I contract with for an over-garage extension in Tunbridge Wells?
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 Tunbridge Wells?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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.
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 Tunbridge Wells
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.