What is a wraparound extension?
A wraparound extension combines a side return and a rear extension into one L-shaped addition. It gives the largest possible ground floor, often creating an open-plan kitchen, dining and living space across the whole width of the house.
How much does a wraparound extension cost in Tynemouth?
In Tynemouth, a wraparound extension typically costs £2,000–£2,900 per m² of floor area, including VAT at 20% (standard rate). For a typical 28 m² project that is roughly £56,000–£81,000. The guide for Tynemouth 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 (20 m²) | £40,000–£58,000 |
| Typical project (28 m²) | £56,000–£81,000 |
| Larger project (39 m²) | £78,000–£113,000 |
| Rate per m² | £2,000–£2,900 |
Your quote will depend mainly on:
- Party wall surveyor fees for one or both neighbours
- Kitchen and flooring specification
- Access for materials on terraced streets
- Steelwork and propping of the existing house
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 wraparound extension in Tynemouth?
Approvals for a wraparound extension in Tynemouth follow the rules for England. In England a wraparound extension combines side and rear elements, which normally takes it outside permitted development, so a householder planning application is made.
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
The work we manage on a wraparound extension:
- Walls, roof and glazing
- Design and planning application
- Building control completion
- Structural engineer’s design for steels and supports
- Foundations and drainage
- Removal of internal and external walls
How long does it take?
Expect 12 to 18 weeks on site. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Tynemouth
Across the North East, colliery-era terraces and newer estates sit side by side, so the right project depends on the house type.
Tynemouth sits in Tyne and Wear, about 8 miles north-east of Newcastle upon Tyne. We cover the whole of Tynemouth, including postcodes NE30.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about wraparound extensions in Tynemouth
Is a wraparound worth it?
It gives the biggest ground-floor space without going upwards. Whether it adds value depends on your street and house, so we suggest checking local sale prices before committing.
Who approves a wraparound extension in Tynemouth?
Planning matters in Tynemouth go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How much does a wraparound extension cost in Tynemouth?
In Tynemouth, a wraparound extension typically costs £2,000–£2,900 per m² of floor area, including VAT at 20% (standard rate). A typical 28 m² project comes to roughly £56,000–£81,000. Your fixed price depends on the survey and drawings.
Can we keep a separate living room?
Yes. Many clients keep the front room separate and open up only the back of the house.
How long does it take to build?
Around 12 to 18 weeks on site after approvals. Design, planning and party wall matters usually take 3 to 4 months beforehand.