Barnstaple, Devon
Side return extension in Barnstaple
Infilling the narrow passage beside a Victorian or Edwardian back addition. We design, get the approvals for and build side return extensions in Barnstaple and the surrounding area, with one contract from the first survey to building control sign-off.
Barnstaple is covered from our Devon round, including EX31 and EX32. Side returns suit the Victorian and Edwardian terraces found across parts of Devon, where the kitchen sits in a narrow back addition.
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 side return extension cost in Barnstaple?
Guide prices for a side return extension in Barnstaple start from our South West England rate of £2,390–£3,950 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 |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £28,500–£47,500 |
| 2.5 m wide × 7 m deep (17.5 m²) | £42,000–£69,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a side return extension in Barnstaple?
Whether your side return extension in Barnstaple needs a planning application depends on its size, your house and any local restrictions.
In England the side part of a side return or wraparound must meet the side-extension rules (one storey, under 4 metres high, no more than half the width of the original house), and those rights do not apply on designated land. Because a wraparound combines a side and a rear extension, many need householder planning permission.
Because rear extensions often sit on or near the boundary, the Party Wall etc. Act 1996 usually applies in England. Notices go out one or two months before work depending on the type of work, and a surveyor's award is only needed if a neighbour does not consent.
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?
Barnstaple has Victorian terraces nearer the centre and post-war semis on the edges. Sloping gardens are frequent, which affects floor levels and steps down to the patio.
How a side return 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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.
Side return extensions near Barnstaple
Close by, we work in Bideford, about 7.9 miles away, and Ilfracombe, about 9.2 miles away.
- Side return extension in Bideford
- Side return extension in Ilfracombe
- Side return extension in Minehead
- Side return extension in Tiverton
- Side return extension in Porthcawl
Other work in Barnstaple:
FAQ
Side return extension questions in Barnstaple
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.
Can you match the brick or stone on my Barnstaple house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Where does the drainage go?
Side passages often carry the soil and rainwater pipes. We survey them first and reroute them under the new floor where needed.
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.
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.