Extensions over a garage for homes in Barnstaple
Planning an over-garage extension in Barnstaple? 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 BarnstapleFrom £24,000 inc VAT
- PlanningHouseholder application needed
- Build time12–18 weeks on site
- Postcode districtsEX31, EX32
Planning and approvals in Barnstaple
In England any side extension over one storey, including a room built over a side garage, needs a householder planning application. The fee is £548 from 1 April 2026 and councils aim to decide within 8 weeks.
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).
What is included
- Opening into the existing first floor
- Strengthening or rebuilding the garage walls if needed
- New floor structure, walls and roof
- Insulation, electrics, heating and finish
- Structural survey of garage walls and foundations
- Design and householder planning application
Over-garage extension prices in Barnstaple
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 Barnstaple: £1,840 to £3,470 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £24,000 – £30,000 | £25,500 – £33,500 | £33,000 – £42,000 |
| Over a large single garage 16 m² | £29,000 – £36,000 | £34,000 – £44,500 | £44,000 – £55,500 |
| Over a double garage 24 m² | £44,000 – £54,000 | £51,000 – £66,500 | £66,000 – £83,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Local to Barnstaple
We cover Barnstaple and the postcode districts EX31, EX32. Nearby, we also take on projects in Bideford (8 miles), Tiverton (28 miles), Exeter (34 miles), Newton Abbot (43 miles).
For homes towards Cornwall, Launceston is around 34 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.
How the project works
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about an over-garage extension in Barnstaple
Who do I contract with for an over-garage extension in Barnstaple?
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.
Do you cover all of Barnstaple?
Yes. We cover Barnstaple and the surrounding parts of Devon. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Barnstaple, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
How much does a room over a garage cost?
Our guide range is about £1,840 to £3,470 per m² including VAT. A single-garage room of about 12 m² usually costs £25,500 to £33,500 at standard spec, more if the garage needs rebuilding.
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.