What is a planning or building regulations application?
Planning permission decides whether a project can be built; building regulations decide how it must be built. Most extensions, lofts and conversions need building regulations approval even when planning permission is not required.
How much does a planning or building regulations application cost in Barnstaple?
In Barnstaple, a planning or building regulations application typically costs £750–£2,500 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Building costs in the South West are close to the UK average, so the figures for Barnstaple are close to our national guide. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,500 |
| Larger or more complex projects | £2,500–£3,000 |
The main things that change the cost:
- Type of application
- Council fees
- Revisions requested by the council
- Party wall surveyor appointments
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Planning and building regulations in Barnstaple
Before anything is built in Barnstaple, we confirm which approvals apply in England. In England householder applications, lawful development certificates and prior approvals for larger home extensions go to the local planning authority. Building control can be the council or a registered building control approver.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
On a typical planning or building regulations application we handle:
- Lawful development certificate applications
- Build-over agreements with the water company
- Discharge of planning conditions
- Permitted development assessment
- Building control application and inspections
- Prior approval (larger home extension) in England
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland). If the drawings are for a planning application, add the council’s decision period once they are submitted.
Building in Barnstaple
The South West mixes stone and render cottages with post-war and newer estates, and local materials matter more here when matching an extension.
From EX31 outwards, we take on projects throughout Barnstaple and the surrounding parts of Devon.
How it works
- 01
Survey and brief
We visit, talk through what you want and record the existing building.
- 02
Concept design
Options for layout and appearance, revised until you are happy.
- 03
Application drawings
Plans, elevations and supporting documents prepared for the council.
- 04
Submission and follow-up
We submit the application and deal with questions from the council or building control.
Questions about planning and building regulations applications in Barnstaple
How much does a planning or building regulations application cost in Barnstaple?
In Barnstaple, a planning or building regulations application typically costs £750–£2,500 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Your fixed price depends on the survey and drawings.
What is a lawful development certificate?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.
Do you handle planning and building regulations applications in Barnstaple?
Yes. We handle planning and building regulations applications across Barnstaple, including postcodes EX31. Every project starts with a free home visit.
Who carries out building control?
Either the council’s building control service or, in England and Wales, a private building control body registered to do the work. In Scotland and Northern Ireland building control is provided by the council.
Do I need a party wall agreement?
In England and Wales, if your work affects a shared wall, boundary or nearby foundations, notices must be served. Neighbours can consent or appoint surveyors.