Two-storey wraparound extensions in Gosforth

What we'd confirm first for a project in Gosforth.

Postcode districts: NE3, NE7, NE12 and NE13
County / area: Tyne and Wear, England
Price region: North East England
Guide price: £108,500–£148,500 (£1,940–£2,660 per m²)
Approval route: Planning permission is needed: the side part takes it outside permitted development in England.
Nearest towns: Newcastle upon Tyne (1.8 miles), Gateshead (2.7 miles), Wallsend (3.3 miles)
Distance to Newcastle upon Tyne: about 1.8 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above. In England it needs planning permission, because the side part is more than one storey.

We cover postcode districts NE3, NE7, NE12 and NE13 in and around Gosforth, along with neighbouring Newcastle upon Tyne, Gateshead and Wallsend.

What it costs in Gosforth

Most of the cost of a two-storey wraparound extension is set by its size and specification. For Gosforth and the rest of North East England, our guide is £1,940–£2,660 per m² including VAT, so about £108,500–£148,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,780–£2,440 per m²	£99,500–£137,000
Standard	£1,940–£2,660 per m²	£108,500–£148,500
Premium	£2,320–£3,190 per m²	£130,000–£178,500

Planning and building regulations in Gosforth

In England, a two-storey wraparound extension needs householder planning permission, because any extension beyond a side wall must be single storey to be permitted development. The application costs £548 (or £575 for applications made from 8 December 2026). Councils weigh the side part against the street scene and the rear part against neighbours' light and outlook, and should decide within 8 weeks of validation.

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 Gosforth homes

Phasing the build

A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.

Daylight to the middle

A deep L-shaped plan can leave the middle of the ground floor dark, because the old rear rooms are now enclosed. We use wide rear openings, a well-placed stair and, where part of the extension is single storey, roof lights, while keeping total glazing within the Part L allowance.

How we'd run your project

Measure and listen
A visit to Gosforth to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for Gosforth and deal with any questions from the planning officer.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.

Questions about two-storey wraparound extensions in Gosforth

How long does a two-storey wraparound extension 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.

How much does a two-storey wraparound extension cost in Gosforth?

Our guide for North East England, which covers Gosforth, is £1,940–£2,660 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £108,500–£148,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Do I need planning permission for a two-storey wraparound extension in Gosforth?

Gosforth is in England, so England planning rules apply. Planning permission is needed: the side part takes it outside permitted development in England. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.

Can I stay at home during a wraparound extension?

Many people do, but a wraparound affects two sides of the house and usually the kitchen, so there will be weeks without a full kitchen. We plan a temporary kitchen, keep a route through the house and seal off the work area. For some families, moving out while the rear wall is opened up is easier.

Can a wraparound extension be part single, part two-storey?

Yes. Many wraparounds keep the rear part single storey with roof lights over the kitchen and put the two-storey part to the side. This can reduce the effect on neighbours and the cost. We set out both options at the design stage, so you can compare floor space against price before choosing.

Nearby

We also cover places near Gosforth, including:

Other extensions in Gosforth

All two-storey extension services in Gosforth · Two-storey wraparound extensions across Tyne and Wear

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.