Two-storey side extensions in Tyne and Wear

What a two-storey side extension involves

A two-storey side extension suits a detached or semi-detached house with a side garden, driveway or garage wide enough to build on. You get a design that sits comfortably on the street, a planning application or permitted development check depending on your nation, structural design, building regulations approval and the build itself. We manage the whole process, and the work is carried out by vetted teams working under S&K.

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 side extension 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. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Rules in England

In England, a two-storey side extension always needs householder planning permission, because permitted development only allows single-storey extensions beyond a side wall. The fee is £548 (or £575 for applications made from 8 December 2026), and councils should decide within 8 weeks of validation. Expect them to look at set-back, roof height, gaps to the boundary and the effect on neighbours.

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

Avoiding a terracing effect

Where semi-detached houses sit close together, side extensions on neighbouring houses can join up and turn a row of pairs into a terrace. Many councils ask for a gap to the boundary at first floor to stop this, so we check local guidance before fixing the width.

Set-down and set-back

Councils usually want a two-storey side extension to look subordinate to the house. Setting the front wall back from the main front and dropping the ridge slightly below the main roof helps it read as an addition, and is often expected in local design guidance.

How we work in Tyne and Wear

1. Look at the house

   We start in Tyne and Wear with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.

2. 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.

3. Price it properly

   Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.

4. Build and hand over

   We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Towns we cover in Tyne and Wear

• Newcastle upon Tyne
• Sunderland
• South Shields
• Gateshead
• Washington
• Tynemouth
• Wallsend
• Newburn
• North Shields
• Whitley Bay
• Houghton-le-Spring
• Felling
• Jarrow
• Gosforth
• Hebburn
• Whickham
• Blaydon-on-Tyne
• Hetton-le-Hole
• Ryhope
• The Boldons

Neighbouring areas

• Two-storey side extensions in Northumberland
• Two-storey side extensions in County Durham
• Two-storey side extensions in North Yorkshire
• Two-storey side extensions in the Scottish Borders

All extension services in Tyne and Wear · About two-storey side extensions