Extensions over a garage in Aylestone

Useful details for planning an extension over a garage in Aylestone.

Postcode districts: LE2
County / area: Leicestershire, England
Price region: East Midlands
Guide price: £31,000–£45,000 (£1,720–£2,500 per m²)
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Nearest towns: Glen Parva (1.7 miles), Braunstone (1.7 miles), Leicester (2.5 miles)
Distance to Leicester: about 2.5 miles
First visit: Free, no obligation

About an extension over a garage

An extension over a garage suits you if you have an attached single garage beside the house and need an extra bedroom or a larger main bedroom with an en-suite. You get an inspection of the garage structure, a design that matches the house, the approvals your nation needs, structural design, building regulations approval and the build, carried out by vetted teams working under S&K.

Around Aylestone we also work in Glen Parva, Braunstone and Leicester, and across the rest of Leicestershire. Postcode district in and near Aylestone: LE2.

What it costs in Aylestone

Guide prices for extensions over a garage in the East Midlands are around £1,720–£2,500 per m² of new floor space, including VAT. For a typical project with 3 m × 6 m of new first-floor space (18 m²), that's roughly £31,000–£45,000. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	3 m × 6 m of new first-floor space (18 m²)
Essential	£1,580–£2,300 per m²	£28,500–£41,500
Standard	£1,720–£2,500 per m²	£31,000–£45,000
Premium	£2,060–£3,000 per m²	£37,000–£54,000

Planning and building regulations in Aylestone

In England, most garages sit beside the house, so building over one makes a two-storey extension beyond a side wall, which always needs planning permission. If the garage is at the rear, the 3 m and 7 m rules for two-storey rear extensions apply, measured from the original house. A householder application costs £548 (or £575 for applications made from 8 December 2026).

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

Design points for Aylestone homes

Floor levels and headroom

Garage floors are often lower than the house, and the new first floor may not line up with the existing landing. We set the floor level to avoid awkward steps upstairs, while keeping enough headroom in the garage below for a car or storage.

Matching the house

A room over a garage usually sits beside the front of the house in full view, so roof form, ridge height, windows and brick matter. Setting the front wall and ridge back slightly from the main house usually helps it look as if it belongs.

How we'd run your project

Look at the house
We start in Aylestone with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Questions about extensions over a garage in Aylestone

Which postcodes do you cover around Aylestone?

We cover Aylestone (LE2) and nearby places including Glen Parva, Braunstone and Leicester, plus the rest of Leicestershire. The first site visit is free.

How long does an extension over a garage take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Who handles building regulations for a project in Aylestone?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

Can I add an en-suite above the garage?

Yes, and it is a common choice for a main bedroom. The en-suite needs an extract fan under Part F, a route for the soil pipe down to the drains and enough fall for the waste, which can be harder over a garage. We plan the pipe route through the garage or an outside wall early.

How do I get into a room over the garage?

Usually through a new opening off the existing landing or a bedroom, so the stairs stay where they are. If the floor levels do not match, a step or two may be needed inside the new room. Where a landing opening is not practical, a new stair from a converted garage is an option.

Nearby

Close to Aylestone? We work across the area, including:

Other extensions in Aylestone

All two-storey extension services in Aylestone · Extensions over a garage across Leicestershire

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Aylestone.