Extensions over a garage for homes in South Shields
From the first sketch to final sign-off, we plan and build over-garage extensions in South Shields and the surrounding Tyne and Wear area.
- Guide price in South ShieldsFrom £21,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNE29, NE30, NE32, NE33, NE34
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.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
Included in a typical project
- Opening into the existing first floor
- Strengthening or rebuilding the garage walls if needed
- Design and householder planning application
- New floor structure, walls and roof
- Structural survey of garage walls and foundations
- Insulation, electrics, heating and finish
Fitting the new room to the existing landing is the planning puzzle inside the house. We design the connection first, then the roof, so the extension does not end up with awkward steps or a corridor through a bedroom.
Working in South Shields
We cover South Shields and the postcode districts NE29, NE30, NE32, NE33, NE34, NE35. The same team covers Tynemouth (1 mile), North Shields (1 mile), Jarrow (2 miles), Whitley Bay (3 miles), all within easy reach.
For homes towards Northumberland, Cramlington is around 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.
Over-garage extension prices in South Shields
Prices below are for South 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 South 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 |
Want a range for your exact size? The guide-price tool takes about a minute.
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in South Shields
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.
How long does an over-garage extension take to build in South Shields?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Will my neighbours in South 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 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 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.