Extensions over a garage for homes in Tynemouth
If you live in Tynemouth and want more space without moving, an over-garage extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in TynemouthFrom £21,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNE25, NE26, NE29, NE30, NE33
Planning and approvals in Tynemouth
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
Working in Tynemouth
We cover Tynemouth and the postcode districts NE25, NE26, NE29, NE30, NE33, NE34. The same team covers North Shields (1 mile), South Shields (1 mile), Whitley Bay (2 miles), Jarrow (3 miles), all within easy reach.
Just over the Northumberland border, Cramlington is about 8 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.
What we take care of
- Strengthening or rebuilding the garage walls if needed
- Structural survey of garage walls and foundations
- Opening into the existing first floor
- Insulation, electrics, heating and finish
What should I budget for an over-garage extension in Tynemouth?
Labour and material costs vary across the UK, so for Tynemouth we use our North East England factor (×0.91). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Tynemouth: £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.
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Tynemouth
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Tynemouth, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Tynemouth 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.
Do you cover all of Tynemouth?
Yes. We cover Tynemouth and the surrounding parts of Tyne and Wear. Site visits are free and there is no obligation.
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.
Can I keep using the garage during the build?
Usually not for parking. The garage roof is removed and the space below is used for access and props for part of the build.
Book a free site visit in Tynemouth
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.