Whitley Bay double-storey extensions, designed and built
Our design and build teams take on double-storey extensions in Whitley Bay, from the first measured survey through planning and building control to the finished room.
- Guide price in Whitley BayFrom £34,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsNE25, NE26, NE27, NE29, NE30
Is a double-storey extension right for your house?
- Growing families who need a bedroom as well as a bigger kitchen
- Homeowners who would otherwise consider moving
- Houses with enough distance to the rear or side boundary
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
How much does a double-storey extension cost in Whitley Bay?
For Whitley Bay we adjust our national guide rates by ×0.91, the factor we use for North East England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Whitley Bay: £1,410 to £2,730 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £34,500 – £41,500 | £39,000 – £51,500 | £50,000 – £66,000 |
| 4 m × 4 m, two floors 32 m² | £45,000 – £54,000 | £52,000 – £68,500 | £66,500 – £87,500 |
| 4 m × 6 m, two floors 48 m² | £67,500 – £81,000 | £78,500 – £103,000 | £100,000 – £131,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Local to Whitley Bay
We cover Whitley Bay and the postcode districts NE25, NE26, NE27, NE29, NE30. The same team covers North Shields (2 miles), Tynemouth (2 miles), South Shields (3 miles), Jarrow (4 miles), all within easy reach.
Cramlington, in Northumberland, is roughly 6 miles from Whitley Bay and also on our list. Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
Planning rules that apply in Whitley Bay
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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 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 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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Whitley Bay
Do I need building regulations approval in Whitley Bay?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for a double-storey extension in Whitley Bay?
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.
How long does a double-storey extension take to build in Whitley Bay?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,410 to £2,730 per m² of new floor area including VAT, compared with £1,590 to £3,090 per m² for single-storey work, because the foundations and roof are shared across two floors.
Does a double-storey extension need planning permission?
Often, yes. In England a two-storey rear extension can be permitted development only if it projects no more than 3 m and sits at least 7 m from the rear boundary, with matching roof pitch and obscure side windows. Side extensions over one storey always need planning permission. We confirm the route at the survey.
Book a free site visit in Whitley Bay
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.