Barnstaple house extensions
Looking to extend your home in Barnstaple? Start here: extension types, guide prices for Barnstaple, the planning rules that apply and how a project runs.
- Postcode districtsEX31, EX32
- Price regionSouth West England (×1.02)
- Planning rulesEngland
- Site visitFree, no obligation
Popular extension prices in Barnstaple
Prices on this page use our South West England factor of ×1.02, include VAT at 20% and cover the build; your written price follows a survey and agreed drawings.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Kitchen extensions | 20 m² | £42,500 – £54,500 |
| Wraparound extensions | 25 m² | £58,500 – £74,000 |
| Side return extensions | 11 m² | £26,500 – £34,000 |
| Orangery extensions | 16 m² | £45,500 – £57,500 |
| Extensions over a garage | 12 m² | £25,500 – £33,500 |
| Double-storey extensions | 32 m² | £58,500 – £77,000 |
Approvals for an extension in Barnstaple
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
Choosing the right extension in Barnstaple
South West homes range from terraced streets in the cities to stone cottages and bungalows in the countryside, and conservation areas are common in historic centres.
The types we would usually look at first for a home in Barnstaple are annexe extensions, orangery extensions and pitched roof extensions, depending on the garden and how the house is laid out.
Covering Barnstaple and nearby
Site visits are available across Barnstaple (EX31, EX32). We also work in nearby Bideford (8 miles), Tiverton (28 miles), Exeter (34 miles), Newton Abbot (43 miles), Exmouth (43 miles). Just over the Cornwall border, Launceston is about 34 miles away.
All extension types we build in Barnstaple
- Pitched roof extensions · from £22,500
- Kitchen extensions · from £27,500
- Timber frame extensions · from £21,000
- Planning permission for extensions · from £350
- Glass box extensions · from £30,500
- Extension plans and drawings · from £1,200
- Annexe extensions · from £56,000
- Bungalow extensions · from £26,500
- Single-storey rear extensions · from £21,000
- Side return extensions · from £18,000
- Conservatory replacement extensions · from £20,000
- Extensions over a garage · from £24,000
- Bedroom extensions · from £26,500
- Utility and boot room extensions · from £14,000
- Home office extensions · from £16,000
- Wraparound extensions · from £36,500
- Side extensions · from £22,000
- Double-storey extensions · from £38,500
- Building regulations for extensions · from £900
- Orangery extensions · from £30,500
- Porch extensions · from £4,050
- Flat roof extensions · from £21,000
Free site visit
We visit your Barnstaple home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions about extensions in Barnstaple
How much does an extension cost in Barnstaple?
Using our South West England factor (×1.02), a standard-spec single-storey extension of 20 m² is a guide £41,500 to £53,500 including VAT, and a 32 m² two-storey extension £58,500 to £77,000. Your written price follows the survey.
Who do I contract with?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Will my neighbours need to be told?
If you apply for planning or prior approval the council notifies them, and in England party wall notices may be needed for work near a shared boundary.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
Do I need planning permission for an extension in Barnstaple?
Not always. It depends on the size, position and your property's history. Many single-storey rear extensions in England are permitted development or can use prior approval.
Book a free site visit in Barnstaple
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.