Whitley Bay over-garage extensions, designed and built
Thinking about an over-garage extension for your Whitley Bay home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in Whitley BayFrom £21,500 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsNE25, NE26, NE27, NE29, NE30
Covering Whitley Bay
We cover Whitley Bay and the postcode districts NE25, NE26, NE27, NE29, NE30. Nearby, we also take on projects in North Shields (2 miles), Tynemouth (2 miles), South Shields (3 miles), Jarrow (4 miles).
Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
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 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.
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
What should I budget for an over-garage extension in Whitley Bay?
Prices below are for Whitley Bay, 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 Whitley Bay: £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.
Included in a typical project
- Structural survey of garage walls and foundations
- Design and householder planning application
- Strengthening or rebuilding the garage walls if needed
- Insulation, electrics, heating and finish
- New floor structure, walls and roof
- Opening into the existing first floor
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.
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
We visit your Whitley Bay home, measure up, talk through what you want and check the planning position.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Over-garage extension questions answered
Who do I contract with for an over-garage 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.
Do you cover all of Whitley Bay?
Yes. We cover Whitley Bay and the surrounding parts of Tyne and Wear. Site visits are free and there is no obligation.
How long does an over-garage extension take to build in Whitley Bay?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
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 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.