Bodmin, Cornwall
Two-storey rear extension in Bodmin
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Bodmin and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Bodmin is covered from our Cornwall round, including PL31. In Bodmin, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 two-storey rear extension cost in Bodmin?
For Bodmin we work from the South West England rate: £1,870–£2,810 per square metre of new floor, including VAT, standard specification. 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 × 5 m footprint, two floors (30 m²) | £56,000–£84,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £90,000–£135,000 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Bodmin?
Whether your two-storey rear extension in Bodmin needs a planning application depends on its size, your house and any local restrictions.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
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 Bodmin like to extend?
Bodmin 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 two-storey rear extension in Bodmin 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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.
Two-storey rear extensions near Bodmin
From Bodmin, the nearest places we also cover are St Austell (9.2 miles) and Newquay (15.8 miles).
- Two-storey rear extension in St Austell
- Two-storey rear extension in Newquay
- Two-storey rear extension in Truro
- Two-storey rear extension in Saltash
- Two-storey rear extension in Tavistock
Other work in Bodmin:
FAQ
Two-storey rear extension questions in Bodmin
Do you handle building control in Bodmin?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
Do I need planning permission for a rear extension in Bodmin?
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 Bodmin?
Including PL31, and the surrounding Cornwall area.
Is the site visit in Bodmin free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.