Extensions over a garage in Lichfield
Thinking about an extension over a garage in Lichfield? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
What we'd confirm first for a project in Lichfield.
- Postcode districts
- WS13 and WS14
- County / area
- Staffordshire, 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
- Burntwood (4.3 miles), Brownhills (5.6 miles), Tamworth (6.3 miles)
- Distance to Stoke-on-Trent
- about 26.9 miles
- First visit
- Free, no obligation
About an extension over a garage
An extension over a garage is a new first-floor room built on top of an existing attached garage, usually a bedroom, en-suite or study. It uses a footprint you already have, so it adds floor space without taking any garden. The garage walls and foundations often need strengthening or replacing to carry the new floor.
We cover Lichfield (WS13 and WS14) and the places around it, including Burntwood (4.3 miles), Brownhills (5.6 miles) and Tamworth.
What it costs in Lichfield
For budgeting in Lichfield, allow around £31,500–£46,000 for an extension over a garage with 3 m × 6 m of new first-floor space (18 m²). That's based on £1,750–£2,550 per m² including VAT for the West Midlands. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.
| 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 Lichfield
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 Lichfield 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
Measure and listen
A visit to Lichfield to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
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.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about extensions over a garage in Lichfield
Which postcodes do you cover around Lichfield?
We cover Lichfield (WS13 and WS14) and nearby places including Burntwood, Brownhills and Tamworth, plus the rest of Staffordshire. The first site visit is free.
How much does an extension over a garage cost in Lichfield?
Our guide for the West Midlands, which covers Lichfield, 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.
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.
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
Other towns near Lichfield:
Other extensions in Lichfield
- Rear
- Side
- Wraparound
- Part two-storey
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Lichfield · Extensions over a garage across Staffordshire
Book a free site visit in Lichfield and we'll tell you what's possible, what approvals you need and what the design stage would cost.