Extensions over a garage in Broughton

Before you start in Broughton, here's what applies.

Postcode districts: CH4
County / area: Clwyd, Wales
Price region: Wales
Guide price: £29,000–£42,000 (£1,610–£2,350 per m²)
Approval route: Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission.
Nearest towns: Hawarden (2 miles), Deeside (3.2 miles), Buckley (3.7 miles)
Distance to Wrexham: about 8 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 Broughton we also work in Hawarden, Deeside and Buckley, and across the rest of Clwyd. Postcode district in and near Broughton: CH4.

What it costs in Broughton

Expect an extension over a garage in Broughton to land somewhere around £29,000–£42,000 for 3 m × 6 m of new first-floor space (18 m²). Our Wales guide rate is £1,610–£2,350 per m², including VAT. Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	3 m × 6 m of new first-floor space (18 m²)
Essential	£1,480–£2,160 per m²	£26,500–£39,000
Standard	£1,610–£2,350 per m²	£29,000–£42,000
Premium	£1,930–£2,820 per m²	£35,000–£50,500

Planning and building regulations in Broughton

In Wales, building over a side garage can be permitted development if the result is at least 10.5 m from the boundary opposite the side wall, set back at least 1 m from the front of the house and does not widen the house by more than 50%. Garages close to the boundary usually fail these tests, so a householder application costing £585 is often needed.

Approval in Wales: Householder planning application: £585. Councils normally decide householder applications within 8 weeks.

Building regulations: Building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency).

Design points for Broughton homes

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.

Fire separation

If the garage stays a garage, the floor between it and the room above, and any door into the house, must give fire separation under building regulations. That usually means fire-resisting plasterboard ceilings, sealed gaps and a fire door, which we design in from the start.

How we'd run your project

Free site visit
We visit your home in Broughton, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about extensions over a garage in Broughton

Which postcodes do you cover around Broughton?

We cover Broughton (CH4) and nearby places including Hawarden, Deeside and Buckley, plus the rest of Clwyd. The first site visit is free.

Do I need planning permission for an extension over a garage in Broughton?

Broughton is in Wales, so Wales planning rules apply. Can be permitted development in Wales if it is 10.5 m from the side boundary, set back 1 m from the front and doesn't widen the house by more than half; otherwise planning permission. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

How long does an extension over a garage take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils normally decide householder applications within 8 weeks), 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.

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.

Do I need to convert the garage as well?

No. You can keep the garage for parking or storage and build only the room above, as long as the floor between them and any door into the house meet fire separation rules. Converting the garage at the same time is often good value, because the walls and foundations may be upgraded anyway.

Nearby

Nearby towns we cover for extensions over a garage:

Other extensions in Broughton

All two-storey extension services in Broughton · Extensions over a garage across Clwyd

Book a free site visit in Broughton and we'll tell you what's possible, what approvals you need and what the design stage would cost.