Extensions over a garage in Shirley (West Midlands)

Before you start in Shirley (West Midlands), here's what applies.

Postcode districts: B14, B28 and B90
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: Solihull (1.6 miles), Acocks Green (2.7 miles), Knowle (4.1 miles)
Distance to Birmingham: about 5.9 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.

We cover postcode districts B14, B28 and B90 in and around Shirley (West Midlands), along with neighbouring Solihull, Acocks Green and Knowle.

What it costs in Shirley (West Midlands)

For budgeting in Shirley (West Midlands), 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. 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 Shirley (West Midlands)

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 Shirley (West Midlands) 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.

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.

How we'd run your project

Visit and first ideas
One of our team visits your house in Shirley (West Midlands), checks the walls, roof and drains, and sketches out options with you.
Get it approved
Once you're happy with the design we submit it to the council for Shirley (West Midlands) and deal with any questions from the planning officer.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
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 Shirley (West Midlands)

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 Shirley (West Midlands)?

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.

How much does an extension over a garage cost in Shirley (West Midlands)?

Our guide for the West Midlands, which covers Shirley (West Midlands), 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 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 Shirley (West Midlands)

All two-storey extension services in Shirley (West Midlands) · Extensions over a garage across the West Midlands

Tell us about your house in Shirley (West Midlands) and we'll call you back to arrange a free, no-obligation visit.