Bodmin, Cornwall
Wraparound extension in Bodmin
Thinking about a wraparound extension in Bodmin? An L-shaped extension that fills the side return and runs across the back. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Bodmin sits in Cornwall, with postcode districts including PL31. Wraparound projects around Bodmin often involve two neighbours, so we start the party wall conversations early.
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 Bodmin?
Guide prices for a wraparound extension in Bodmin 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 Bodmin?
Whether your wraparound extension in Bodmin needs a planning application depends on its size, your house and any local restrictions.
Side return infills and the side leg of a wraparound are treated as side extensions in England: single-storey, no more than 4 metres high and no wider than half the original house. They are not permitted development in conservation areas, National Parks or National Landscapes, and a joined wraparound often needs a planning application because the side and rear rules apply together.
The Party Wall etc. Act 1996 applies in England: you serve notice two months before work to a shared wall, and one month before digging foundations within 3 metres (or 6 metres for deeper foundations) of a neighbour's building. Neighbours can agree in writing; if they dissent, surveyors agree an award.
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 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 wraparound extension in Bodmin comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
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.
Wraparound extensions near Bodmin
Neighbouring places we cover include St Austell (9.2 miles) and Newquay (15.8 miles).
- Wraparound extension in St Austell
- Wraparound extension in Newquay
- Wraparound extension in Truro
- Wraparound extension in Saltash
- Wraparound extension in Tavistock
Other work in Bodmin:
FAQ
Wraparound 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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
What roof suits a wraparound?
A flat roof with a lantern, a standing-seam pitched roof or a glazed roof over the side leg. The choice usually follows the first-floor windows above.
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.
Is the site visit in Bodmin free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How long does a rear extension take to build in Bodmin?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.