North Cornwall · EX23
Full Build for Shop (EX23)
Once drawings are approved, the build is the bit that decides whether you get the home you imagined or a frustrating compromise. We deliver projects on a single contract — design, drawings, approvals and construction — so the team that drew it is the team that builds it. The way we approach full build package in Shop starts with a measured walk-round — Shop is a small rural hamlet in the EX23 area, with scattered homes, lanes and a deliberately quiet settlement pattern, with a building stock that leans toward farmhouses and bungalows.
Shop sits in North Cornwall — covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
- ✓ Same team on paper as on site
- ✓ rural policy area experience built into the fee
Our process
How a Shop full build package project runs.
Step 1
Pre-construction
Programme, procurement, contractor briefing and site setup.
Step 2
Substructure
Foundations, drainage, ground beams — the unglamorous bit that decides everything later.
Step 3
Superstructure
Frame, roof, glazing — getting the building watertight.
Step 4
First and second fix
Services, plaster, joinery, kitchens and bathrooms.
Step 5
Snag and handover
Final inspection, building control sign-off, handover pack and aftercare.
Full builds run from twelve weeks for small extensions to eighteen months for new build family homes.
Local proof — Most Shop full build package clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewWhat we focus on
Full Build considerations specific to Shop.
01
Weather windows on Cornish coastal sites are short — getting the building watertight before autumn matters more here than in central England.
02
Single-contract delivery removes the gap between architect's intent and builder's interpretation — fewer change orders, less variation cost.
03
Material lead times to Cornwall are longer than the M5 corridor; sequencing orders early protects the build programme.
04
Off-grid sites need their own water, drainage and power solutions designed and procured rather than assumed.
Local context
Why Shop is its own job.
In Shop the planning picture is specific: the main planning test is usually whether the proposal remains subordinate, locally detailed and acceptable on access, drainage and neighbour amenity. For full build package specifically, Cornwall Council's Local Plan applies tighter tests to isolated rural dwellings here, so design rationale and policy fit need to be set out clearly from the outset. That local reading is what makes a Shop (EX23) project different from a generic Cornwall scheme — and is the whole reason we work this way. On farmhouses in particular — the kind you'll also find toward Flexbury — the full build package brief always has to read the existing fabric first.
Planning note
Build delivery doesn't need planning, but planning conditions often dictate site setup, materials and working hours — we read every condition and build the programme around them.
Local watch-list
Shop-specific issues we screen on the first visit.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Shop is part of Bude
Shop sits inside the Bude catchment — we cover both as one full build package territory.
See Full Build in Bude →Local fabric
What sets a Shop full build package brief apart.
Building stock
Across Shop (EX23) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different full build package response — farmhouses in particular needs careful detailing here.
Parish & policy
Shop sits in the parish of Shop, which matters for how parish-level consultation lands on a full build package application.
Coverage
We cover EX23 from our studio, with regular full build package jobs also running in Bude, Stratton, Poughill. Most Shop site visits get booked within the same week.
Can you handle both planning and build in Shop?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Shop builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Shop runs the full mix — owner-occupier, holiday-let, commercial and the occasional smallholding — so we scope every full build package enquiry from the use-class up.
FAQs
Shop Full Build — local questions answered.
- How do you handle changes during the build?
- Weekly client meetings, written change requests, costed and signed before work proceeds. No surprise invoices. In Shop specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- Are you insured?
- Public liability, employer's liability and contractor's all-risks cover are in place for every project, with certificates available before contract signing.
- Can you build from someone else's drawings?
- Yes, with a review. We'll happily build from approved drawings produced elsewhere, after a technical review to confirm the design holds up at construction stage.
- What guarantees and aftercare do you offer?
- Standard twelve-month defects period, plus product and workmanship warranties on relevant elements. We're a Cornish business — you'll still find us in the same studio in five years' time.
- Fixed price or open book?
- Both. Fixed price suits well-defined projects with clear specs; open book suits renovations and listed work where the unknowns only reveal themselves once you start opening things up. We'll recommend the right route.
Other services in Shop
Nearby places we cover
The EX23 stretch of North Cornwall has its own rhythm; our full build package work respects it, and Cornwall Council usually responds in kind.