Barnstaple, Devon
Wraparound extension in Barnstaple
For homes in Barnstaple, a wraparound extension is often the simplest way to gain space without moving. An L-shaped extension that fills the side return and runs across the back. We take it from survey to completion certificate.
We cover Barnstaple (EX31 and EX32) as part of our Devon work. In Barnstaple we usually draw the wraparound and a simpler rear-only option side by side, so the planning risk and cost difference are clear.
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 wraparound extension cost in Barnstaple?
Guide prices for a wraparound extension in Barnstaple start from our South West England rate of £2,290–£3,740 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 |
|---|---|
| L-shaped, about 22 m² of new floor | £50,500–£82,500 |
| L-shaped, about 30 m² of new floor | £68,500–£112,500 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a wraparound extension in Barnstaple?
The planning route for a wraparound extension in Barnstaple is set by England's householder rules and your council.
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. 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 wraparound extension in Barnstaple comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Wraparound extensions near Barnstaple
Close by, we work in Bideford, about 7.9 miles away, and Ilfracombe, about 9.2 miles away.
- Wraparound extension in Bideford
- Wraparound extension in Ilfracombe
- Wraparound extension in Minehead
- Wraparound extension in Tiverton
- Wraparound extension in Porthcawl
Other work in Barnstaple:
FAQ
Wraparound extension questions in Barnstaple
Is the site visit in Barnstaple free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Is it worth it over a side return alone?
If you want a dining table and a sofa as well as the kitchen, usually yes.
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.
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.
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.