Barnstaple, Devon
Two-storey rear extension in Barnstaple
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Barnstaple and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Barnstaple (EX31 and EX32) as part of our Devon work. In Devon we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Barnstaple?
Guide prices for a two-storey rear extension in Barnstaple start from our South West England rate of £1,870–£2,810 per square metre, including VAT. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £56,000–£84,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £90,000–£135,000 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Barnstaple?
Planning for a two-storey rear extension in Barnstaple follows the English householder rules.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Barnstaple like to extend?
Stone-built and rendered houses are common around Barnstaple, so matching the walling is a design decision in its own right: natural stone, reconstituted stone or a render finish across old and new.
How a two-storey rear extension in Barnstaple comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Two-storey rear extensions near Barnstaple
Close by, we work in Bideford, about 7.9 miles away, and Ilfracombe, about 9.2 miles away.
- Two-storey rear extension in Bideford
- Two-storey rear extension in Ilfracombe
- Two-storey rear extension in Minehead
- Two-storey rear extension in Tiverton
- Two-storey rear extension in Porthcawl
Other work in Barnstaple:
FAQ
Two-storey rear extension questions in Barnstaple
Do you handle building control in Barnstaple?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Is the site visit in Barnstaple free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
How much does a two-storey rear extension cost in Barnstaple?
As a guide, £1,870–£2,810 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £56,000–£84,000 at that rate. Your written price follows the survey.
How long does a rear extension take to build in Barnstaple?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.