Annexe extensions across South Shields
If you live in South Shields and want more space without moving, an annexe extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in South ShieldsFrom £50,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsNE29, NE30, NE32, NE33, NE34
Working in South Shields
Across NE29, NE30, NE32, NE33, NE34, NE35, we can visit, measure and advise. Nearby, we also take on projects in Tynemouth (1 mile), North Shields (1 mile), Jarrow (2 miles), Whitley Bay (3 miles).
Just over the Northumberland border, Cramlington is about 9 miles away. Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
Planning and approvals in South 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 South Shields address depends on its history and any designations, which is why we check it at the first visit.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
What should I budget for an annexe extension in South Shields?
These guide figures apply our North East England adjustment (×0.91) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in South 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 |
For a figure based on your own dimensions, use our guide-price tool.
Included in a typical project
- Fire separation and alarms to building regulations
- Planning application describing ancillary use
- Separate or shared heating and hot water
- Kitchenette, shower room and bedroom finish
What happens next
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Annexe extension questions answered
Do I need building regulations approval in South Shields?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for South 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.
Do you cover all of South Shields?
Yes. We cover South Shields and the surrounding parts of Tyne and Wear. Site visits are free and there is no obligation.
How much does an annexe extension cost?
Our guide range is about £1,820 to £3,460 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £76,000 to £96,000 at standard spec in South Shields.
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.
Book a free site visit in South 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.