Two-storey wraparound extensions in Tynemouth

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

Postcode districts: NE30
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: North Shields (0.9 miles), South Shields (1.4 miles), Whitley Bay (1.7 miles)
Distance to Newcastle upon Tyne: about 8.1 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, building regulations approval and the build, managed by us and carried out by vetted teams working under S&K.

We cover postcode district NE30 in and around Tynemouth, along with neighbouring North Shields, South Shields and Whitley Bay.

What it costs in Tynemouth

A guide price for Tynemouth: around £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). That works out at £1,940–£2,660 per m² of new floor space, including VAT at 20%. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

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 Tynemouth

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 Tynemouth homes

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.

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.

How we'd run your project

Free site visit
We visit your home in Tynemouth, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Drawings, then consent
We draw the scheme, check it against the rules in England, and take it through the right consent with the council.
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.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey wraparound extensions in Tynemouth

Who handles building regulations for a project in Tynemouth?

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 a two-storey wraparound extension cost in Tynemouth?

Our guide for North East England, which covers Tynemouth, 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.

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.

Is a wraparound extension better than separate side and rear extensions?

Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.

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.

Nearby

The same service in neighbouring towns:

Other extensions in Tynemouth

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

Book a free site visit in Tynemouth and we'll tell you what's possible, what approvals you need and what the design stage would cost.