Wigan over-garage extensions, designed and built
Our design and build teams take on over-garage extensions in Wigan, from the first measured survey through planning and building control to the finished room.
- Guide price in WiganFrom £22,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsWN1, WN2, WN3, WN4, WN5
Local to Wigan
Across WN1, WN2, WN3, WN4, WN5, WN6, we can visit, measure and advise. The same team covers Hindley (2 miles), Ashton-in-Makerfield (4 miles), Westhoughton (5 miles), Horwich (5 miles), all within easy reach.
For homes towards Merseyside, Golborne is around 5 miles away. The North West has a high share of Victorian and Edwardian terraces with rear yards and outriggers, plus large areas of inter-war semis in the suburbs.
Who an over-garage extension suits
- Homes where the landing can connect to the new room
- Detached and link-detached houses with an attached garage
- Families needing a bedroom without losing garden
Planning and approvals in Wigan
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
How much does an over-garage extension cost in Wigan?
These guide figures apply our North West England adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Wigan: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
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
We visit your Wigan home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about over-garage extensions
Will my neighbours in Wigan 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 you cover all of Wigan?
Yes. We cover Wigan and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
How long does an over-garage extension take to build in Wigan?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
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.
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 Wigan
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.