North Shields annexe extensions, designed and built
Thinking about an annexe extension for your North Shields home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in North ShieldsFrom £50,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsNE25, NE26, NE27, NE29, NE30
Covering North Shields
We cover North Shields and the postcode districts NE25, NE26, NE27, NE29, NE30, NE33. Neighbouring towns we cover include Tynemouth (1 mile), South Shields (1 mile), Whitley Bay (2 miles), Jarrow (3 miles).
Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
What should I budget for an annexe extension in North Shields?
Prices below are for North Shields, using the North East England factor of ×0.91. They are guide ranges including VAT for the build only, not a quote.
Typical rates in North Shields: £1,820 to £3,460 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £50,000 – £63,000 | £54,500 – £68,500 | £68,000 – £86,500 |
| One-bedroom annexe 35 m² | £63,500 – £80,000 | £76,000 – £96,000 | £95,500 – £121,500 |
| Larger annexe 45 m² | £81,500 – £102,500 | £98,000 – £123,000 | £122,500 – £156,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Do I need planning permission in North Shields?
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
The planning position for a specific North Shields address depends on its history and any designations, which is why we check it at the first visit.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
What is included
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Planning application describing ancillary use
- Kitchenette, shower room and bedroom finish
- Separate or shared heating and hot water
- Fire separation and alarms to building regulations
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Annexe extension questions answered
Who do I contract with for an annexe extension in North Shields?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for North Shields, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in North Shields be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
Will an annexe affect council tax?
It can. Some annexes are assessed separately for council tax, with discounts or exemptions in some cases when occupied by a relative. Check with the Valuation Office Agency (England and Wales), your local assessor (Scotland) or Land & Property Services (Northern Ireland).
Book a free site visit in North Shields
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.