Extensions over a garage in Brownhills
We plan and build extensions over a garage for homeowners in Brownhills and nearby. Every project starts with a free visit and a design stage priced in writing before any work begins.
Brownhills: the key facts for this kind of project.
- Postcode districts
- WS8
- County / area
- West Midlands, England
- Price region
- West Midlands
- Guide price
- £31,500–£46,000 (£1,750–£2,550 per m²)
- Approval route
- Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
- Nearest towns
- Pelsall (1.5 miles), Aldridge (2 miles), Bloxwich (3.2 miles)
- Distance to Birmingham
- about 10.6 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 Brownhills we also work in Pelsall, Aldridge and Bloxwich, and across the rest of the West Midlands. Postcode district in and near Brownhills: WS8.
What it costs in Brownhills
In the West Midlands, which includes Brownhills, we'd expect an extension over a garage to cost around £31,500–£46,000 for 3 m × 6 m of new first-floor space (18 m²), or £1,750–£2,550 per m² including VAT. Keep a contingency of around 10% for things nobody can see until the ground is opened up.
| Spec | Per m² | 3 m × 6 m of new first-floor space (18 m²) |
|---|---|---|
| Essential | £1,610–£2,350 per m² | £29,000–£42,000 |
| Standard | £1,750–£2,550 per m² | £31,500–£46,000 |
| Premium | £2,100–£3,060 per m² | £38,000–£55,000 |
Planning and building regulations in Brownhills
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 Brownhills homes
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.
Checking the garage foundations
Garages are often built on shallow strip footings sized for a single-storey wall and a light roof. A trial hole shows their depth and condition, and the engineer decides whether they can carry two storeys or need underpinning or new foundations inside the garage.
How we'd run your project
Visit and first ideas
One of our team visits your house in Brownhills, checks the walls, roof and drains, and sketches out options with you.
Design and approvals
We draw the extension and check it against the rules for England, then apply for planning permission or a certificate of lawfulness, whichever fits.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.
Questions about extensions over a garage in Brownhills
Do I need planning permission for an extension over a garage in Brownhills?
Brownhills is in England, so England planning rules apply. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
How much does an extension over a garage cost in Brownhills?
Our guide for the West Midlands, which covers Brownhills, is £1,750–£2,550 per m² including VAT. A typical project with 3 m × 6 m of new first-floor space (18 m²) comes to about £31,500–£46,000. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Which postcodes do you cover around Brownhills?
We cover Brownhills (WS8) and nearby places including Pelsall, Aldridge and Bloxwich, plus the rest of the West Midlands. The first site visit is free.
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
We also cover places near Brownhills, including:
Other extensions in Brownhills
- Rear
- Side
- Wraparound
- Part two-storey
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Brownhills · Extensions over a garage across the West Midlands
Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Brownhills.