What is a garden annexe?
A garden annexe is a single-storey building in the garden with its own living space, bathroom and often a kitchenette, used by relatives, older children or guests. Unlike a garden room, it is built as habitable accommodation with foundations, insulation and services.
How much does a garden annexe cost in Houghton-Le-Spring?
In Houghton-Le-Spring, a garden annexe typically costs £1,600–£2,500 per m² of floor area, including VAT at 20% (standard rate). For a typical 35 m² project that is roughly £56,000–£87,500. Prices across the North East are typically 10% below the UK average for this kind of work, which is reflected in the range for Houghton-Le-Spring. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (24 m²) | £38,500–£60,000 |
| Typical project (35 m²) | £56,000–£87,500 |
| Larger project (49 m²) | £78,500–£122,500 |
| Rate per m² | £1,600–£2,500 |
The main things that change the cost:
- Drainage connection distance
- Kitchen and bathroom
- Access for materials
- Size and layout
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a garden annexe in Houghton-Le-Spring?
Here is how the rules work for a garden annexe in England. In England an annexe used as living accommodation usually needs planning permission. Outbuildings built under permitted development must be incidental to the house, such as a gym or office, not a bedroom.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a garden annexe:
- Foundations and drainage connections
- Planning drawings and application
- External cladding or brickwork
- Building control sign-off
- Glazed doors and windows
- Kitchenette and shower room
How long does it take?
Expect 10 to 16 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Houghton-Le-Spring
Across the North East, colliery-era terraces and newer estates sit side by side, so the right project depends on the house type.
Our Houghton-Le-Spring coverage includes postcode districts DH4, and we also work in nearby places such as Chester-le-Street, Washington and Seaham.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about garden annexes in Houghton-Le-Spring
How much does a garden annexe cost in Houghton-Le-Spring?
In Houghton-Le-Spring, a garden annexe typically costs £1,600–£2,500 per m² of floor area, including VAT at 20% (standard rate). A typical 35 m² project comes to roughly £56,000–£87,500. Your fixed price depends on the survey and drawings.
Can an annexe be rented out?
Not without further planning permission, as that would make it a separate dwelling.
How long does it take?
Typically 10 to 16 weeks on site.
Who approves a garden annexe in Houghton-Le-Spring?
Planning matters in Houghton-Le-Spring go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Can it be accessible?
Yes. Level access, wider doors and a wet room can be designed in.