Can you tell me for certain whether permission will be granted?

No, and anyone who says otherwise is selling something. We give an evidenced view based on policy and precedent, and we say clearly where the uncertainty sits.

Should I buy subject to planning?

Where the seller will agree to it, it transfers the risk sensibly. Options and conditional contracts are common on Cornish plots for exactly this reason.

Does former mining activity affect a site?

In parts of Cornwall it can, and where there is a history in the area a specialist mining search and potentially a ground investigation are prudent before committing. It affects foundation design and cost.

How quickly can an appraisal be done?

Usually within days for a desktop review, longer where a site visit and consultation with statutory bodies is warranted.

Feasibility · Cornwall

Is that Cornish plot actually developable? The checks to run before you exchange

Estate agents sell land; they do not underwrite planning outcomes. 'Potential for development, subject to consent' is a truthful phrase that carries no promise whatsoever. An appraisal turns that into a position you can act on, or walk away from.

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Ask us about your project

A free first conversation — no obligation, no sales calls.

What we look at

A structured review of the things that decide whether a plot can carry a house, and what sort of house.

Settlement boundary position and the relevant local and neighbourhood plan policies
Planning history on the site and immediately around it, including refusal reasons
Vehicular access, visibility and whether highways are likely to object
Foul and surface water drainage, including percolation feasibility
Designations: AONB, Conservation Area, World Heritage Site, TPOs, flood zone
Topography and ground conditions, including former mining influence in parts of Cornwall

Reading refusal history properly

A previous refusal is not fatal — it is intelligence. If it was refused on design, a different scheme may succeed. If it was refused on the principle of development in the open countryside, the same answer awaits you unless policy has changed.

What you get

A written note setting out the constraints, an honest view on the likelihood of consent, and a recommended route: buy, buy subject to an option or pre-application, or leave it.

Frequently asked

Straight answers.

Can you tell me for certain whether permission will be granted?: No, and anyone who says otherwise is selling something. We give an evidenced view based on policy and precedent, and we say clearly where the uncertainty sits.
Should I buy subject to planning?: Where the seller will agree to it, it transfers the risk sensibly. Options and conditional contracts are common on Cornish plots for exactly this reason.
Does former mining activity affect a site?: In parts of Cornwall it can, and where there is a history in the area a specialist mining search and potentially a ground investigation are prudent before committing. It affects foundation design and cost.
How quickly can an appraisal be done?: Usually within days for a desktop review, longer where a site visit and consultation with statutory bodies is warranted.

Considering a plot purchase?

Send us the address and the agent's particulars — we will tell you what we find.

Free · No obligation

Book your free consultation

Tell us about your project — we usually reply within 2 hours (working day).