Two-storey extensions for end-of-terrace houses in Tyne and Wear

Tyne and Wear at a glance

Nation: England
Price region: North East England
Postcode areas: DH, NE, SR
Towns covered: 20 listed below, plus surrounding villages
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Site visits: Free, no obligation

What a two-storey extension for an end-of-terrace house involves

This service suits you if you own an end-of-terrace house with land to the side or a reasonable rear garden.

Across Tyne and Wear we cover Newcastle upon Tyne (NE1), Sunderland (SR1), South Shields (NE33), Gateshead (NE8), Washington (NE37) and Tynemouth (NE30), plus the smaller places around them.

Guide price in North East England

Expect a two-storey extension for an end-of-terrace house in Tyne and Wear to land somewhere around £77,500–£104,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Our North East England guide rate is £1,840–£2,480 per m², including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	Typical project
Essential	£1,700–£2,280 per m²	£71,500–£95,500
Standard	£1,840–£2,480 per m²	£77,500–£104,000
Premium	£2,210–£2,970 per m²	£93,000–£124,500

Rules in England

In England, a two-storey side extension on an end-of-terrace house always needs planning permission, costing £548 (or £575 for applications made from 8 December 2026). A two-storey rear extension can be permitted development within 3 m of the original rear wall and 7 m from the rear boundary. On a corner plot, nothing can go beyond a side wall that fronts a highway under permitted development.

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.

The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

Older walls and foundations

Many terraces are older, with shallow footings and solid walls. Tying a new two-storey extension into them needs a careful structural design and sometimes movement joints, and we check the gable wall and its foundations before the design is fixed.

Corner plots

Many end-of-terrace houses sit on corners, where the side wall faces a road. In England nothing can be built beyond a side wall that fronts a highway under permitted development, and councils guard open corners, so we keep a gap to the pavement and design the side wall as a second front.

How we work in Tyne and Wear

Start at your house
We come to your home in Tyne and Wear, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Tyne and Wear.
Structure and building control
A structural engineer sizes the foundations and steels, and we get building regulations approval before work starts.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Towns we cover in Tyne and Wear

Two-storey extensions for end-of-terrace houses in Tyne and Wear: questions

How much does a two-storey extension for an end-of-terrace house cost in Tyne and Wear?

In North East England our guide is £1,840–£2,480 per m² including VAT, so about £77,500–£104,000 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Are old terrace foundations strong enough to extend next to?

Usually, but they need checking. Older terraces often have shallow brick footings, and a new two-storey extension sits on deeper, modern foundations alongside them. The structural engineer designs the junction so the two can move slightly without cracking, and we dig trial holes to see what is there before the design is fixed.

Can an end-of-terrace house have a wraparound extension?

Yes, if there is room to the side and rear. It combines a side extension over the open plot with a rear extension, and it always needs planning permission in England. It gives a large open-plan ground floor, but it also affects the attached neighbour and the street, so we test it carefully.

Can I build a two-storey side extension on a corner plot?

Often, but it needs planning permission and careful design. Councils protect the openness of corners and the view along the road, so they usually expect a gap to the pavement, a set-back from the front and a side wall with windows rather than a blank wall. We check local guidance and nearby examples first.

Will I need planning permission in Tyne and Wear?

Tyne and Wear is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.

Neighbouring areas

All extension services in Tyne and Wear · About two-storey extensions for end-of-terrace houses