Timber frame extensions for homes in Houghton-le-Spring
Planning a timber frame extension in Houghton-le-Spring? 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 price in Houghton-le-SpringFrom £19,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time8–14 weeks on site
- Postcode districtsDH4, DH5
Working in Houghton-le-Spring
Our survey diary covers Houghton-le-Spring, including DH4, DH5. We also work in nearby Washington (5 miles), Sunderland (6 miles), Felling (9 miles), Hebburn (9 miles).
For homes towards County Durham, Chester-le-Street is around 5 miles away. The North East has many brick terraces, colliery-era housing and post-war semis, with rear extensions and kitchen extensions the most common requests.
Guide prices for Houghton-le-Spring
Prices below are for Houghton-le-Spring, 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 Houghton-le-Spring: £1,590 to £3,090 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £19,000 – £23,000 | £22,000 – £29,000 | £28,000 – £37,500 |
| 4 m × 5 m 20 m² | £31,500 – £38,500 | £37,000 – £48,500 | £47,000 – £62,000 |
| 5 m × 6 m 30 m² | £47,500 – £57,500 | £55,500 – £72,500 | £70,500 – £93,000 |
Try the guide-price tool to see a range for your own size and finish.
Will the council need to approve it?
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
The planning position for a specific Houghton-le-Spring 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).
What is included
- Breathable wall build-up with insulation
- Cladding, render or brick slip finish
- Foundations, often lighter than masonry
- Fire and acoustic details where needed
- Frame design and structural calculations
Moisture is the enemy of any timber building. We design ventilated cladding cavities, breather membranes and a proper damp-proof course height, and keep the frame dry during construction.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
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 timber frame extensions
Will my neighbours in Houghton-le-Spring 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 Houghton-le-Spring, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Houghton-le-Spring?
Yes. We cover Houghton-le-Spring and the surrounding parts of Tyne and Wear. Site visits are free and there is no obligation.
Is timber frame cheaper than brick?
It is similar overall. The frame can save time on site, but the cladding choice has a big effect on cost. Our guide range is about £1,590 to £3,090 per m² including VAT.
Does a timber frame extension need planning permission?
The same planning rules apply as for any extension. If the cladding looks different from the house, permitted development’s matching-materials condition may mean an application is needed.
Book a free site visit in Houghton-le-Spring
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.