What is a double-storey extension?
A double-storey extension (also called a two-storey extension) adds rooms on both the ground and first floor in one build. It typically gives a larger kitchen or living space downstairs and an extra bedroom or bathroom above.
How much does a double-storey extension cost in North Shields?
In North Shields, a double-storey extension typically costs £1,500–£2,250 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £54,000–£81,000. The guide for North Shields reflects typical costs in the North East, roughly 10% below the UK-wide figure. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £37,500–£56,000 |
| Typical project (36 m²) | £54,000–£81,000 |
| Larger project (50 m²) | £75,000–£112,500 |
| Rate per m² | £1,500–£2,250 |
The biggest cost drivers are:
- Bathrooms or en-suites on the first floor
- Steel beams where walls are opened up
- Total floor area across both floors
- Scaffolding and access to the rear
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a double-storey extension in North Shields?
Here is how the rules work for a double-storey extension in England. In England an extension of more than one storey can only be permitted development at the rear, no more than 3 metres deep and at least 7 metres from the rear boundary, with matching materials and any upper side windows obscure-glazed. Most double-storey extensions therefore go through a householder planning application.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
From survey to sign-off, the job normally involves:
- Brick or block walls, floors and a roof tied into the house
- Structural engineer’s calculations
- Design drawings and planning application
- Foundations, drainage and scaffolding
- Windows, doors and staircase alterations
- Opening up at both levels with steel beams
How long does it take?
Allow 14 to 20 weeks on site, after planning and building control approval. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in North Shields
Across the North East, colliery-era terraces and newer estates sit side by side, so the right project depends on the house type.
North Shields sits in Tyne and Wear, about 7 miles north-east of Newcastle upon Tyne. We cover the whole of North Shields, including postcodes NE29 and NE30.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about double-storey extensions in North Shields
Will the first floor need a new staircase?
Not normally. The new rooms are reached from the existing landing, though a doorway or short corridor may need to be formed.
Is a double-storey extension cheaper per square metre?
Usually yes. You pay for one set of foundations and one roof but get two floors of space, so the cost per square metre is often lower than a single-storey extension.
How much does a double-storey extension cost in North Shields?
In North Shields, a double-storey extension typically costs £1,500–£2,250 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £54,000–£81,000. Your fixed price depends on the survey and drawings.
Can I live at home during the work?
Most families stay put. The shell is built first and the house is opened up late in the job, so disruption inside is limited to a few weeks.
How long does a double-storey extension take in North Shields?
Typically 14 to 20 weeks on site, after planning and building control approval. Design and approvals beforehand usually take 3 to 4 months.