North Cornwall · EX23
Renovations for Shop (EX23)
Cornish housing stock is brilliant and infuriating in equal measure. We renovate cottages, farmhouses, mid-century homes and post-war estates — opening up layouts, fixing damp, adding light and bringing the property up to a standard worth living in. Shop sits in North Cornwall, and that geography ends up in the drawings — 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
- ✓ Plain-English feasibility before any drawings
Our process
How a Shop renovation project runs.
Step 1
Survey
Measured survey, condition assessment, services check and listed status review.
Step 2
Design
Layout options, material strategy and a clear list of what stays and what changes.
Step 3
Approvals
Listed Building Consent and building regulations as needed.
Step 4
Strip-out and works
Carefully sequenced demolition, structural works and rebuild.
Step 5
Finish and handover
Joinery, decoration, snagging and documentation pack.
Whole-house renovations typically run six to fourteen months on site; partial remodels two to four months.
Local proof — Most Shop homeowners come to us after a renovation quote elsewhere felt vague on planning — we lead with feasibility instead.
Get a free feasibility viewWhat we focus on
Renovations considerations specific to Shop.
01
Asbestos surveys are standard for anything pre-2000 — we factor a survey into the programme before stripping out begins.
02
Damp in Cornish cottages is usually a moisture management problem, not a chemical injection problem — fixing the cause is cheaper long term than treating the symptom.
03
Listed and curtilage-listed properties need Listed Building Consent for many internal alterations that wouldn't normally need approval.
04
Original fireplaces, slate floors, beams and joinery are often worth rescuing; the design conversation should start with what stays, not what goes.
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 renovation 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 renovation brief always has to read the existing fabric first.
Planning note
Most Cornish renovations don't need planning — but listed status, curtilage listing, Conservation Area designation and material changes can all change that picture.
Local watch-list
Common Shop pitfalls we plan around.
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 renovation territory.
See Renovations in Bude →Local fabric
What sets a Shop renovation brief apart.
Building stock
Across Shop (EX23) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different renovation 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 renovation application.
Coverage
We cover EX23 from our studio, with regular renovation 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 renovation enquiry from the use-class up.
FAQs
Shop Renovations — local questions answered.
- What about damp and old walls?
- We assess the cause first — usually rising damp myths, blocked vents, hard cement renders trapping moisture, or roofs needing attention. A breathable repair strategy fixes most of it without chemical intervention. In Shop specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- How long does a renovation take?
- Single rooms in weeks, kitchens in two to three months, whole-house renovations in six to fourteen months depending on size and listed status.
- Can I live in the house during the work?
- Sometimes yes, often no. Single-room remodels and phased work can be liveable; whole-house renovations involving rewires, replumbing or floor lifting almost never are. We're honest about this at the brief.
- How much does a full renovation cost in Cornwall?
- A whole-house renovation typically lands between £1,800 and £3,000 per square metre depending on condition, listed status and finish level. We survey before quoting and don't price by guesswork.
- Can you renovate and extend at the same time?
- Yes, and often it's the right call — the planning, regs and disruption all happen once instead of twice. We design and price it as a single project.
Other services in Shop
Nearby places we cover
Every Shop renovation we work on is treated as a EX23 job in its own right — local fabric, local policy, local builders.