Annexe extensions in Cirencester: design, approvals and build
Planning an annexe extension in Cirencester? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in CirencesterFrom £56,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsGL7
What we take care of
- Kitchenette, shower room and bedroom finish
- Fire separation and alarms to building regulations
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Separate or shared heating and hot water
- Planning application describing ancillary use
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
How much does an annexe extension cost in Cirencester?
These guide figures apply our South West England adjustment (×1.02) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Cirencester: £2,040 to £3,880 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £56,000 – £70,500 | £61,000 – £76,500 | £76,500 – £97,000 |
| One-bedroom annexe 35 m² | £71,000 – £89,500 | £85,500 – £107,500 | £107,000 – £136,000 |
| Larger annexe 45 m² | £91,500 – £115,000 | £110,000 – £138,000 | £137,500 – £174,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Working in Cirencester
Our survey diary covers Cirencester, including GL7. Nearby, we also take on projects in Stroud (10 miles), Cheltenham (13 miles), Gloucester (15 miles), Dursley (17 miles).
Just over the Wiltshire border, Swindon is about 14 miles away. In the South West, local stone, render and brick vary from town to town, so matching materials is a big part of designing an extension that looks right.
Planning rules that apply in Cirencester
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Our process, step by step
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Cirencester home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Cirencester
Will my neighbours in Cirencester be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do I need building regulations approval in Cirencester?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How long does an annexe extension take to build in Cirencester?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Will an annexe affect council tax?
It can. Some annexes are assessed separately for council tax, with discounts or exemptions in some cases when occupied by a relative. Check with the Valuation Office Agency (England and Wales), your local assessor (Scotland) or Land & Property Services (Northern Ireland).
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
Book a free site visit in Cirencester
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.