Extensions over a garage across North Shields
We design and build over-garage extensions for houses in North Shields, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in North ShieldsFrom £21,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNE25, NE26, NE27, NE29, NE30
Guide prices for North Shields
Labour and material costs vary across the UK, so for North Shields we use our North East England factor (×0.91). The ranges include VAT and exclude design, structural and council fees.
Typical rates in North Shields: £1,640 to £3,090 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £21,500 – £27,000 | £22,500 – £29,500 | £29,000 – £37,500 |
| Over a large single garage 16 m² | £26,000 – £32,500 | £30,500 – £39,500 | £39,000 – £50,000 |
| Over a double garage 24 m² | £39,000 – £48,500 | £45,500 – £59,000 | £58,500 – £74,500 |
Try the guide-price tool to see a range for your own size and finish.
Included in a typical project
- Opening into the existing first floor
- Design and householder planning application
- Strengthening or rebuilding the garage walls if needed
- Insulation, electrics, heating and finish
- Structural survey of garage walls and foundations
- New floor structure, walls and roof
Will the council need to approve it?
In England any side extension over one storey, including a room built over a side garage, needs a householder planning application. The fee is £548 from 1 April 2026 and councils aim to decide within 8 weeks.
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.
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.
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).
Local to North Shields
Our survey diary covers North Shields, including NE25, NE26, NE27, NE29, NE30, NE33. The same team covers Tynemouth (1 mile), South Shields (1 mile), Whitley Bay (2 miles), Jarrow (3 miles), all within easy reach.
Cramlington, in Northumberland, is roughly 7 miles from North Shields and also on our list. The North East has many brick terraces, colliery-era housing and post-war semis, with rear extensions and kitchen extensions the most common requests.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about an over-garage extension in North Shields
How long does an over-garage extension take to build in North Shields?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do I need building regulations approval in North Shields?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with for an over-garage 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 my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
Does building over a garage need planning permission?
In England and the rest of the UK, adding a storey over a side garage almost always needs a planning application, because two-storey side extensions are outside permitted development.
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.