Wraparound extensions across Tynemouth
If you live in Tynemouth and want more space without moving, a wraparound extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in TynemouthFrom £32,500 inc VAT
- PlanningUsually a householder application
- Build time14–20 weeks on site
- Postcode districtsNE25, NE26, NE29, NE30, NE33
Is a wraparound extension right for your house?
- Terraced houses that want the largest ground floor possible
- Semi-detached houses with a side passage
- Families who want kitchen, dining and living in one space
The corner is where wraparounds succeed or fail. We usually use a single steel goalpost or a corner post hidden in a pier, and set the glazing so the new room reads as one space rather than two boxes.
Local to Tynemouth
Site visits are available across Tynemouth (NE25, NE26, NE29, NE30, NE33, NE34). Nearby, we also take on projects in North Shields (1 mile), South Shields (1 mile), Whitley Bay (2 miles), Jarrow (3 miles).
Cramlington, in Northumberland, is roughly 8 miles from Tynemouth and also on our list. The North East has many brick terraces, colliery-era housing and post-war semis, with rear extensions and kitchen extensions the most common requests.
Planning and approvals in Tynemouth
In England a wraparound extension is assessed as both a side and a rear extension, and the combination usually falls outside permitted development, so most need a householder planning application (£548 from 1 April 2026).
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).
How much does a wraparound extension cost in Tynemouth?
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 Tynemouth: £1,820 to £3,370 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £32,500 – £39,500 | £37,500 – £48,000 | £47,500 – £61,000 |
| Medium L-shape 25 m² | £45,500 – £55,000 | £52,000 – £66,000 | £65,500 – £84,500 |
| Large L-shape 32 m² | £58,000 – £70,000 | £66,500 – £84,500 | £84,000 – £108,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
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
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
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.
Your questions about a wraparound extension in Tynemouth
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.
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.
Who do I contract with for a wraparound extension in Tynemouth?
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 wraparound extensions need planning permission?
Usually, yes. In England the side element counts as a side extension and the rear element as a rear extension, and the combination normally falls outside permitted development. A householder application costs £548 in England from 1 April 2026.
How much does a wraparound extension cost?
Our guide range is about £1,820 to £3,370 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £52,000 to £66,000 in Tynemouth before design and council fees.
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.