Extensions over a garage in Tyne and Wear
Planning an over-garage extension in Tyne and Wear? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide priceFrom £21,500 inc VAT
- PlanningHouseholder application needed
- Towns covered15
- Site visitFree, no obligation
Towns in Tyne and Wear
Do I need planning permission in Tyne and Wear?
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 Tyne and Wear 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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Over-garage extension prices in Tyne and Wear
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 Tyne and Wear: £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 is included
- Structural survey of garage walls and foundations
- Opening into the existing first floor
- Design and householder planning application
- New floor structure, walls and roof
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.
Extensions in and around Tyne and Wear
Towns we cover in Tyne and Wear include Newcastle upon Tyne, Sunderland, South Shields, Gateshead, Washington, Tynemouth, Wallsend, Newburn. Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
How the project works
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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about over-garage extensions
Who do I contract with for an over-garage extension in Tyne and Wear?
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.
Will my neighbours in Tyne and Wear 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 I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Tyne and Wear, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
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.
How much does a room over a garage cost?
Our guide range is about £1,640 to £3,090 per m² including VAT. A single-garage room of about 12 m² usually costs £22,500 to £29,500 at standard spec, more if the garage needs rebuilding.
Book a free site visit in Tyne and Wear
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.