Single Storey Extensions in the North East: Planning Permission Made Clear
- Rushmore Developments
- Jul 30
- 6 min read
If you’re planning a single storey extension in Newcastle, Sunderland or South Tyneside — perhaps opening up the kitchen in Durham or adding a rear room in Northumberland — it’s easy to assume that one floor means a simpler route through planning. That assumption catches a lot of homeowners out. Many projects do fall under Permitted Development, but the rules are stricter than they first appear, and a small oversight can cost time, money and peace of mind. Understanding whether your house extension in Newcastle upon Tyne or elsewhere in the North East needs planning permission protects your investment, safeguards your home’s value and helps you avoid enforcement action from the council.
Permitted Development: what it does and doesn’t cover
Permitted Development rights allow certain works without a full planning application, provided your design meets precise limits. For most rear extensions, semi-detached and terraced homes can extend up to six metres from the original rear wall, while detached homes can go up to eight metres. The word “original” matters. Previous additions — a lean-to, a utility or an older conservatory — count against your allowance, so what looks like a modest new extension in Sunderland or North Tyneside may in fact exceed the remaining scope.
Height also matters. A single storey addition must be no higher than four metres overall, and the eaves must not be higher than the existing house. If a proposed design pushes beyond those numbers, even by a little, you move out of Permitted Development and into full planning territory. Separate from planning, Building Regulations approval is almost always required; it covers structure, insulation, drainage and fire safety, and it still applies even when an extension clearly qualifies under PD.
Depth and height limits that trip people up
Depth is measured from the rear wall of the original house, not from the back of any later extension. If your new layout in Gateshead relies on a five‑metre projection but one corner or canopy pushes to 6.5 metres, the council will judge the scheme on the furthest point. Height is measured from ground level immediately beside the extension, which can be critical on sloping plots. On a fall-away garden in Jesmond or Tynemouth, the measured height can be higher than expected and push you outside PD, even if nothing about the roof form has changed.
Boundary distances and the two‑metre rule
Where an extension sits within two metres of a boundary, the maximum permitted height is reduced to three metres. That distance is taken to the nearest part of the extension, including overhanging eaves and guttering. Boundaries themselves aren’t always where the fence is, especially with older terraces across Durham or shared passageways in South Tyneside. A measured survey is the safest way to confirm the legal line before you finalise drawings. If you can’t satisfy the distance and the related height limit, you’ll need full planning permission regardless of how modest the appearance may be.
Eaves, ridge height and sloping sites
Permitted Development places additional vertical limits. Eaves must not exceed the eaves of the existing house, and a pitched roof must sit below the main ridge. That can be restrictive on Victorian and Edwardian terraces common across the North East, where lower eaves leave less room for vaulted ceilings. Close to a neighbour’s boundary, case officers will also look at light, privacy and outlook. Even a design that is technically within PD may be better handled as a full application if impacts are likely to draw objections.
Rear, side and wraparound extensions: know the difference
Rear extensions project from the back wall, side extensions run along the side elevation, and wraparounds merge both. Side extensions under PD are tightly controlled: they must be single storey, no wider than half the width of the original house and no higher than four metres. Rear additions are judged mainly on depth and height.
Wraparounds typically exceed one or more PD limits and usually require a full planning application, even when they remain single storey. Corner plots and irregular footprints can make the definitions less obvious, so professional advice is essential.
When Permitted Development doesn’t apply
Some homes don’t benefit from PD at all, or only in a reduced form. Conservation areas in parts of Durham and coastal North Tyneside often restrict rear depth and may prevent side additions without permission. Listed buildings require Listed Building Consent for external changes, and local listing can also trigger controls. On newer estates around Sunderland, Gateshead and Cramlington, PD rights are frequently removed by condition at the time the development was approved. If any of these apply, a full application is the correct route from the outset.
Article 4 directions and local nuance
Councils can use Article 4 directions to remove specific PD rights in defined streets or zones. These directions are common where authorities want to protect a consistent character — you’ll see them in parts of Newcastle, North Shields and Tynemouth. They don’t always show clearly on generic guidance pages, so checking directly with the planning department — or having your contractor do it — is a sensible early step.
Prior Approval for larger single storey extensions
Some larger rear extensions fall under a Prior Approval process. You notify the council and your neighbours are consulted on amenity impacts such as light and privacy. This route can work for six‑metre projections on terraced or semi‑detached homes and eight metres on detached homes, but it isn’t automatic: the council can refuse Prior Approval, in which case a full application is required. Treat it as a formal checkpoint, not a rubber stamp.
Why getting permission right matters
Building without the correct permission carries serious risk. Councils can issue enforcement notices, and you may be required to alter or remove completed work. Retrospective applications are harder to win, and unauthorised work can disrupt sales, delay remortgaging and create problems with insurers and valuers. Clear compliance records make a future move in Newcastle or a remortgage in Sunderland far smoother.
How Rushmore keeps this part simple
At Rushmore Developments, every project starts with clarity. During your Discovery Call we confirm whether your proposed home extension qualifies under PD or needs full permission, and we align your quote to our Investment Tiers so you can match scope and finish to your budget. If you choose our Design & Build service, we handle architectural drawings with first‑refusal terms on build, then take the stress out of compliance through our Plans & Permits service, liaising with planning officers, structural engineers and Building Control.
Before work begins you’ll receive a Finishes Schedule so all fittings and fixtures are agreed up front, alongside your Personal Disruption Plan so you know exactly how we’ll minimise upheaval at home. We operate a weekly billing model so you only pay for completed work. If you decide to change anything — perhaps upgrading a kitchen worktop or tweaking the layout — we’ll price it clearly, issue an electronic Change Order and confirm any effect on programme.
During construction your project manager visits weekly, we hold a progress meeting with a written report, and any mid‑build upgrades use the same transparent Change Order process so you’re always in control. When the job’s done, we check in at three, six, nine and twelve months to make sure everything continues to perform as it should, backed by our Trusted Trader Promise so you meet key trades before work begins.
Thinking about an extension?
A well-planned single storey extension can transform how a home works, adding space and long‑term value. The key is getting the permissions right before a spade hits the ground. If you’re exploring a home extension in Newcastle, Sunderland, Durham or anywhere in Northumberland, speak to our team. We’ll confirm the correct planning route, prepare compliant drawings, coordinate approvals and deliver the build with clear communication from day one.
References and Further Reading
The official government resource for planning permission guidance, interactive house guides, and application processes for England and Wales.
A direct search tool to identify and access your local council’s planning department for area-specific advice, restrictions, and application forms.
A professional body offering homeowner advice on working with architects, understanding design options, and navigating permissions for home extensions.
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