Barnstaple, Devon
Kitchen-diner rear extension in Barnstaple
For homes in Barnstaple, a kitchen-diner rear extension is often the simplest way to gain space without moving. An open-plan kitchen, dining and family room that opens straight onto the garden. We take it from survey to completion certificate.
Barnstaple and its postcode districts EX31 and EX32 are part of our Devon coverage. A kitchen-diner is often the reason people in Barnstaple extend: the back kitchen in stone and rendered houses is rarely big enough for a table.
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 kitchen-diner rear extension cost in Barnstaple?
Guide prices for a kitchen-diner rear extension in Barnstaple start from our South West England rate of £1,980–£3,220 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 wide × 4 m deep (12 m²) | £23,500–£38,500 |
| 4 m wide × 5 m deep (20 m²) | £39,500–£64,500 |
| 4 m wide × 6 m deep (24 m²) | £47,500–£77,500 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a kitchen-diner rear extension in Barnstaple?
The planning route for a kitchen-diner rear extension in Barnstaple is set by England's householder rules and your council.
Under England's householder permitted development rules you can usually add 3 metres at the back of an attached house, or 4 metres on a detached house, without a planning application, as long as the extension stays under 4 metres high and its eaves stay under 3 metres where it is within 2 metres of a boundary.
If 3 or 4 metres is not enough, England's prior approval route allows 6 metres on a terraced or semi-detached house and 8 metres on a detached house for a single-storey rear extension. Neighbours are consulted, the council decides within 42 days, and the fee is £249, rising to £310 from 8 December 2026.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
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 kitchen-diner 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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.
Kitchen-diner rear extensions near Barnstaple
From Barnstaple, the nearest places we also cover are Bideford (7.9 miles) and Ilfracombe (9.2 miles).
- Kitchen-diner rear extension in Bideford
- Kitchen-diner rear extension in Ilfracombe
- Kitchen-diner rear extension in Minehead
- Kitchen-diner rear extension in Tiverton
- Kitchen-diner rear extension in Porthcawl
Other work in Barnstaple:
FAQ
Kitchen-diner rear extension questions in Barnstaple
Do I need planning permission for a rear extension in Barnstaple?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
What postcode areas do you cover around Barnstaple?
Including EX31 and EX32, and the surrounding Devon area.
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
How much does a kitchen-diner rear extension cost in Barnstaple?
As a guide, £1,980–£3,220 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £23,500–£38,500 at that rate. Your written price follows the survey.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
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.