Extensions over a garage for homes in Urmston
We design and build over-garage extensions for houses in Urmston, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in UrmstonFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsM17, M30, M32, M33, M41
Do I need planning permission in Urmston?
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
How much does an over-garage extension cost in Urmston?
Prices below are for Urmston, 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 Urmston: £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.
Who an over-garage extension suits
- Families needing a bedroom without losing garden
- Homes where the landing can connect to the new room
- Detached and link-detached houses with an attached garage
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.
Covering Urmston
Across M17, M30, M32, M33, M41, we can visit, measure and advise. Nearby, we also take on projects in Stretford (2 miles), Sale (2 miles), Eccles (3 miles), Irlam (3 miles).
Wilmslow, in Cheshire, is roughly 10 miles from Urmston and also on our list. Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Urmston
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Urmston, 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 Urmston?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Urmston?
Yes. We cover Urmston and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
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.
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 Urmston
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.