Double-storey extensions across Bodmin
Planning a double-storey extension in Bodmin? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in BodminFrom £38,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsPL31
Local to Bodmin
Postcode districts we cover around Bodmin include PL31. The same team covers St Austell (9 miles), Newquay (16 miles), Launceston (18 miles), Truro (20 miles), all within easy reach.
In the South West, local stone, render and brick vary from town to town, so matching materials is a big part of designing an extension that looks right.
Planning and approvals in Bodmin
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
Who a double-storey extension suits
- Homeowners who would otherwise consider moving
- Growing families who need a bedroom as well as a bigger kitchen
- Houses with enough distance to the rear or side boundary
How much does a double-storey extension cost in Bodmin?
For Bodmin we adjust our national guide rates by ×1.02, the factor we use for South West England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Bodmin: £1,580 to £3,060 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £38,500 – £46,500 | £44,000 – £58,000 | £56,000 – £73,500 |
| 4 m × 4 m, two floors 32 m² | £50,500 – £60,500 | £58,500 – £77,000 | £75,000 – £98,000 |
| 4 m × 6 m, two floors 48 m² | £75,500 – £91,000 | £88,000 – £115,500 | £112,500 – £147,000 |
For a figure based on your own dimensions, use our guide-price tool.
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about a double-storey extension in Bodmin
How long does a double-storey extension take to build in Bodmin?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Will my neighbours in Bodmin be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bodmin, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,580 to £3,060 per m² of new floor area including VAT, compared with £1,780 to £3,470 per m² for single-storey work, because the foundations and roof are shared across two floors.
Do I need a Party Wall Agreement?
If you are in England or Wales and the work involves a shared wall or digging foundations close to a neighbour, the Party Wall etc. Act 1996 applies and notices must be served before work starts. We tell you which notices are needed.
Book a free site visit in Bodmin
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.