Single-storey rear extensions across Barnstaple
Our design and build teams take on single-storey extensions in Barnstaple, from the first measured survey through planning and building control to the finished room.
- Guide price in BarnstapleFrom £21,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsEX31, EX32
Planning and approvals 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.
The planning position for a specific Barnstaple address depends on its history and any designations, which is why we check it at the first visit.
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
- Building regulations drawings and structural calculations
- Walls, steel beams and the new opening into the house
- Doors, windows, insulation, plastering and first fix to finish
- Foundations, drainage and groundworks
Single-storey extension prices in Barnstaple
Labour and material costs vary across the UK, so for Barnstaple we use our South West England factor (×1.02). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Barnstaple: £1,780 to £3,470 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £21,000 – £25,500 | £25,000 – £32,000 | £31,500 – £42,000 |
| 4 m × 5 m 20 m² | £35,500 – £42,000 | £41,500 – £53,500 | £53,000 – £69,500 |
| 5 m × 6 m 30 m² | £53,500 – £63,000 | £62,500 – £80,000 | £79,500 – £104,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Working in Barnstaple
Our survey diary covers Barnstaple, including EX31, EX32. The same team covers Bideford (8 miles), Tiverton (28 miles), Exeter (34 miles), Newton Abbot (43 miles), all within easy reach.
Launceston, in Cornwall, is roughly 34 miles from Barnstaple and also on our list. 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.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Single-storey extension questions answered
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.
Who do I contract with for a single-storey 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.
How long does a single-storey extension take to build in Barnstaple?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Will I need a steel beam?
Almost always. Opening up the rear wall to join the new room to the house needs a beam, usually steel, sized by a structural engineer. It is included in our quotes.
How much does a single-storey extension cost per square metre?
Our guide range is about £1,780 to £3,470 per m² including VAT, depending on specification. A standard-spec 4 m × 5 m room usually lands at £41,500 to £53,500 in Barnstaple, plus design and council fees.
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.