- Nation
- England
- National planning policy
- NPPF
- Planning authorities
- 5
- City
- Newcastle upon Tyne
Getting it right in Tyne and Wear
Most garden plots in Tyne and Wear are reached in one of three ways: down a side drive beside the house, from a lane or road at the back, or across someone else’s land. An annexe can often share the existing drive, because it is used with the house. A separate dwelling needs a route in that the council will accept for an independent home, with room for cars to pass, bins to be collected and emergency vehicles to get close enough. If the route is shared with neighbours or crosses land you don’t own, the title needs checking early.
Planning authorities covering Tyne and Wear include Gateshead Council, Newcastle City Council, North Tyneside Council, South Tyneside Council, Sunderland City Council.
How it works
Free plot appraisal
We look at your plot, access and the planning picture from the desk, talk through who will live in the new home, and visit if it looks viable. There’s no cost and no obligation.
Annexe or separate home
We set out both routes for your plot, covering what each means for planning, ownership, council tax, CIL and VAT, so you can decide with your family and advisers before design starts.
Survey and design
A measured survey, then a design built around the person moving in: step-free routes, a ground-floor bedroom if needed and privacy for both households. You get a written quote after design and survey.
Planning and approvals
We prepare and submit the planning application and manage it with the council, which makes the decision. Before work starts, approval under the Building Regulations is in place and any CIL exemption has been claimed.
Build and handover
We build while you carry on living next door, with access, deliveries and working hours agreed up front. At handover you get the completion certificate and the paperwork you’ll need for council tax, lenders and any VAT claim.
Family home in your garden in towns across Tyne and Wear
- Newcastle upon Tyne
- Sunderland
- South Shields
- Gateshead
- Washington
- Wallsend
- North Shields
- Whitley Bay
- Houghton-le-Spring
- Jarrow
- Hebburn
- Tynemouth
- Whickham
- Blaydon-on-Tyne
Questions about family home in your garden in Tyne and Wear
Do you build family homes across all of Tyne and Wear?
Yes, we cover garden plots throughout Tyne and Wear, including in and around Newcastle upon Tyne, Sunderland, South Shields and Gateshead. Every enquiry starts with a free desktop appraisal of the plot and the planning context, and we arrange a site visit if the scheme looks viable. Design, planning and build follow only if you decide to go ahead.
Is CIL charged on family homes in Tyne and Wear?
Some councils charge the Community Infrastructure Levy and some don’t, so it depends where your house is. Where it applies, a self-build exemption and an exemption for residential annexes are available, but they must be claimed before work starts on site, together with a commencement notice. We check the position for your address during the free appraisal.
How long does planning take for an annexe in Tyne and Wear?
Usually a few months from a valid application, though it varies between councils and with how many changes are needed. Applications that draw objections or need extra reports take longer. Pre-application advice adds time at the start but often saves it later by flagging problems before you apply.
How much is a garden plot in Tyne and Wear worth?
It depends on location, size, access, title and, above all, planning. Two similar gardens in the same street can be worth very different amounts if one has easy access and the other doesn’t. We don’t quote figures before we’ve looked at a plot properly; the free appraisal is the way to find out.