North Cornwall · EX23 · Cornwall Council North
Two-storey extension costs in Bude — what EX23 homeowners really pay
A two-storey extension in Bude sits at £2,000–£2,500/m² built for standard finishes, rising to £2,800/m² when the existing gable needs opening up. On Victorian seaside houses the biggest cost driver is almost never the shell — it's rooflines, matching stone or render, and how the new stair lands upstairs. Extensions are the bread and butter of Cornish homes — adding the kitchen-diner the original layout never had, the bedroom for a growing family, or the light and views the back of the house should always have had. Bude sits in North Cornwall, and that geography ends up in the drawings — Bude is the principal town of the far north coast, with a Victorian sea pool, broad surf beaches at Summerleaze and Crooklets, and a Conservation Area covering the canal and the older town centre, with a building stock that leans toward Edwardian villas and modern Persimmon-style estates.
Bude sits in North Cornwall — just off the A39; with Truro the closest city; covering EX23 from Stratton, Kilkhampton, Marhamchurch outward.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- ✓Two-storey side: £90k–£150k build
- ✓Two-storey rear: £110k–£180k build
- ✓£2,000–£2,500/m² typical rate
- ✓Full planning route mapped before design fee
Free · No obligation
Free Bude feasibility call
Tell us about your extension. We reply within 1 working day — no obligation.
Page purpose
Drawings only, or drawings through to handover in Bude?
Both routes are open on a EX23 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Bude clients take the drawings, tender them locally, then come back to us for the build if the numbers do not stack up.
- Route one: feasibility, planning and a tender-ready technical pack
- Route two: the same pack, then the build under one contract
- Either way the survey and feasibility work is identical, so the decision can wait
- Fees quoted per stage against the EX23 scope, not as one opaque figure
Scope
Scope options for Bude clients
Clients in Bude take different slices of this list, and that is deliberate.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Full design and build
One contract from first sketch to handover, with the same team on paper and on site.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Local watch-list
The EX23 constraints that shape an extension brief.
Watch #1
Atlantic Zone 4 wind exposure driving render and fixing spec
Watch #2
Flood Zone 2 around the canal corridor
Watch #3
AONB long-view scrutiny for two-storey or sea-facing additions
Watch #4
Conservation Area Article 4 directions on central streets
Who this is for
Straight facts about working with us here
- Applications for Bude are handled through Cornwall Council, with Bodmin the nearest planning office we deal with regularly.
- Design and build are offered from the same studio, which means the person answering your Bude questions has seen the detail built.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- Sites we know on the ground here include the area around The Strand and Bude Canal.
Planning rules change and every site is different. For the final position on your address, check with Cornwall Council as the local planning authority or the Planning Portal.
What we focus on
Extensions considerations specific to Bude.
01
Bude EX23 addresses fall under Cornwall Council's North sub-area, so pre-application advice comes from the Bodmin office — slower turnaround than the Truro side, worth building into the programme.
02
Sea-facing extensions in Bude need wind-load uplift checks on roofs and Class 4 weather-tightness on windows; we specify accordingly rather than copying an inland detail.
03
Flood Zone 2 catches parts of the lower town near the canal and Summerleaze — a flood risk statement is often required even for modest rear extensions in those streets.
04
Drainage on older Cornish properties is rarely on a clean modern map; CCTV survey before design is often money well spent.
05
Permitted development for rear extensions runs to four metres on a detached house, three on a semi or terrace — but Article 4 areas remove this in some parishes.
06
Extensions over a certain proportion of the original house trigger full Part L upgrade obligations to the existing building — worth knowing before brief is set.
07
Cornish granite and slate-hung walls react differently to new openings than modern brickwork — lintel choice and structural sequencing matter.
Quick check
Want a straight answer on whether your Bude project is worth pursuing?
Send a few details — we'll come back within 1 working day with a plain-English view on planning risk, likely cost band and whether it's a project we'd take on.
Free · No obligation
Get a free feasibility view
For projects in Bude and the EX23 area.
Local context
Why Bude is its own job.
In Bude the planning picture is specific: conservation Area covers the canal, the seafront and parts of the town centre. AONB and Heritage Coast across most of the parish boundary. Edge-of-town residential growth is significant. For extension specifically, parts of Bude sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; the surrounding landscape falls inside the Cornwall Area of Outstanding Natural Beauty, so massing, height and landscape impact carry extra weight in any planning decision; coastal salt-laden air around Bude drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. That local reading is what makes a Bude (EX23) project different from a generic Cornwall scheme — and is the whole reason we work this way. On Edwardian villas in particular — the kind you'll also find toward Marhamchurch — the extension brief always has to read the existing fabric first. Bude sits inside the Cornwall AONB and the North Cornwall Heritage Coast, so extensions facing the sea — particularly anything visible from the South West Coast Path or the canal corridor — get close landscape-impact scrutiny. Conservation Area boundaries through the canal, The Strand and parts of Belle Vue catch most pre-1960s properties; the post-war and Persimmon-era estates behind Stratton Road usually fall outside, which materially changes the planning route. Atlantic exposure also drives detailing: render specs, fixings and timber treatments here all need to be specified for a coastal Zone 4 wind load, not a sheltered inland site. Historic fabric changes the sequence: survey first, then design around what the building can take. Consent routes for listed buildings sit separately from ordinary planning, so treat any general guidance here as a starting point and check with Cornwall Council. Coastal sites tend to raise questions about roof form, glazing exposure and how a scheme reads from public viewpoints. Those are policy judgements rather than fixed rules, so the local planning authority or the Planning Portal should confirm the position for a given plot.
Planning note
Most extensions in Cornwall are either permitted development or a straightforward householder application — but Conservation Area and AONB sites need a more careful design conversation upfront.
Recent work nearby
Recent Widemouth Bay rear extension specified A4 stainless throughout for the salt-laden boundary.
See more recent North Cornwall work →Our process
How a Bude extension project runs.
Step 1
Brief
We meet on site, talk through how you live now and what's missing from the current layout.
Step 2
Design
Two or three sketch directions with rough budgets, then refinement of the chosen route.
Step 3
Approvals
Planning or Cert of Lawfulness, then a full building regs package.
Step 4
Build
Either through your own builder with our drawings, or as a full build by our team.
Step 5
Handover
Snag, certify, hand over the keys to your new space.
Typical single-storey rear extensions run twelve to twenty weeks on site; two-storey and wraparound projects sixteen to thirty weeks.
FAQs
Bude Extensions — local questions answered.
- Is a two-storey extension worth it in Bude?
- On average, yes — value uplift on EX23 stock typically covers the build cost within 3–5 years. The exception is where the existing bedroom layout won't take a new stair without losing a room.
- How much does a two-storey side extension cost in Bude?
- £90k–£150k for a 30–45m² double-storey side, including matching render/stone, new stair and one extra bedroom + en-suite upstairs.
- Does a two-storey extension need full planning in Bude?
- Yes — Conservation Area removes two-storey PD entirely. Full householder application, 8-week determination.
- Do extensions in Bude need extra planning consideration because of the AONB?
- Yes — Bude is inside the Cornwall AONB, so any extension visible in long views from the coast path, beaches or canal carries an extra landscape-impact test. Single-storey rear extensions tucked behind the existing house are usually fine; two-storey side or sea-facing additions need a more careful design conversation and often a Landscape and Visual Impact note.
- Are extensions in the Bude Conservation Area harder to get approved?
- Not harder, but more design-led. The Bude Canal, Strand and Belle Vue conservation zones expect render colours, sash proportions, slate or natural-slate-equivalent roofing and restrained glazing. Article 4 directions in parts of the centre remove some permitted development rights, so we always check the address before committing to a route.
- How do you handle coastal exposure on Bude extensions?
- We design to the actual EX23 wind and driving-rain exposure: stainless or A4 fixings, high-performance render systems, factory-finished timber or aluminium-clad windows, and roof detailing that copes with uplift. Costs a little more up-front but avoids the ten-year repaint and resealing cycle you see on standard inland specs.
Bude is the hub for these neighbourhoods
We run extensions across Bude and the surrounding EX23 neighbourhoods — same studio, same site team.
- Flexbury
EX23
Keep reading
Where to go next from Bude
Bude works as a hub for us: the same extension team covers Flexbury and the surrounding EX23 villages, so a site visit here often takes in more than one address.
Other services in Bude
A well-scoped two-storey extension in Bude nearly always beats moving house. The value is in getting the upstairs plan right in the first sketch, not the last.
Get a two-storey feasibility for your Bude home
Free · No obligation
Book a free visit in Bude
No obligation. Reply usually same working day.