North Cornwall · EX23 · Cornwall Council North
Coombe Valley architectural design — feasibility first, drawings second
We prepare site-specific concept design, planning drawings and supporting documents that give your project the strongest possible chance of consent — and a clear path through Cornwall Council's planning process. In Coombe Valley, that work is shaped by the place itself — Coombe Valley 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 bungalows and farmhouses.
Coombe Valley sits in North Cornwall — just off the A39; covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓Cornwall Council North sub-area regulars
- ✓Free first site visit, no obligation
- ✓Plain-English feasibility before any drawings
- ✓30+ years of Cornwall Council approvals
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Free Coombe Valley feasibility call
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Page purpose
What you actually get on a Coombe Valley architectural design drawings package
This is a drawings-led service. You are buying a documented, submission-ready set for a EX23 address, not a build contract. For most Coombe Valley householders that means a measured survey, an honest feasibility view, then the drawings the council and your builder both need.
- Measured survey and existing drawings before any proposal is drawn
- A written planning route for the EX23 address, including whether permitted development is realistically available
- Proposed plans, elevations and site plan at the scales the authority expects
- Submission and validation handling, plus responses to officer queries
Scope
What we can draw, survey and build around Coombe Valley
These stages can be bought separately. Most EX23 projects use three of them.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Local watch-list
What usually catches architectural design projects out in Coombe Valley.
Watch #1
Local Plan tests on isolated dwellings, plus lane access for plant and deliveries around Coombe Valley
Watch #2
Party Wall notices and shallow roof voids typical of cottages in the EX23 district
Who this is for
Why this page exists, and who it is for
- Drawings, planning and building regulations are all produced in-house, so a architectural design enquiry does not get passed between firms.
- Applications for Coombe Valley 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 Coombe Valley questions has seen the detail built.
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
Architectural Design considerations specific to Coombe Valley.
01
Pre-application advice often saves months on contentious sites; we factor it into the programme where it adds value.
02
Design and Access Statements are increasingly scrutinised — generic templates rarely cut it on sensitive Cornish sites.
03
Listed buildings and curtilage structures need a separate Listed Building Consent application, drawn at a level of detail beyond standard planning.
04
Highways, drainage and ecology consultees can quietly determine an outcome long before the planning officer does.
Quick check
Want a straight answer on whether your Coombe Valley 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.
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Get a free feasibility view
For projects in Coombe Valley and the EX23 area.
Local context
Why Coombe Valley is its own job.
Locally, the main planning test is usually whether the proposal remains subordinate, locally detailed and acceptable on access, drainage and neighbour amenity. For architectural design 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. Which is why we scope Coombe Valley projects parish-up, not template-down — the EX23 context shapes the design from day one. Whether the project is on bungalows in the centre or further out toward Bude, the architectural design response is locally tuned.
Planning note
Whether your project is permitted development, a householder application or full planning, the route through Cornwall Council shapes the drawings we prepare from day one.
Our process
How a Coombe Valley architectural design project runs.
Step 1
Brief and site visit
We meet on site, walk the plot and listen to how you want to live in the finished space.
Step 2
Feasibility and sketch options
Two or three design directions tested against budget, planning policy and site constraints.
Step 3
Concept refinement
We develop the chosen direction into a coordinated set of plans, elevations and sections.
Step 4
Planning submission
We submit the application, monitor it through validation and respond to any officer queries.
Step 5
Decision and next stage
On approval we move into building regulations and tender drawings.
Most architectural-only commissions run from a few weeks for small householder applications to several months for new builds and listed work.
FAQs
Coombe Valley Architectural Design — local questions answered.
- How long does a planning application take in Coombe Valley?
- Householder applications are decided in eight weeks from validation in most cases; full planning runs to thirteen weeks. Validation itself can take one to three weeks at Cornwall Council depending on workload, so plan for around three to four months from drawing start to decision. In Coombe Valley specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- Do you produce building regulations drawings as well?
- Yes. Once planning is approved we prepare the full building regs package — sections, construction details, structural coordination and specification — drawn at 1:50 and 1:10 so the builder and building control have everything they need.
- What happens if planning is refused?
- We review the officer's reasons, advise honestly on the strength of an appeal, and where a redesign is the better route, prepare a revised scheme. The free re-submission window inside twelve months can be used strategically.
- Will you visit the site before designing?
- Always. Cornish sites have wind, light, slope and access quirks that don't show up on a Google Street View. A site visit is built into every fee proposal.
- We live in the house. Can a architectural design in Coombe Valley be done while we stay put?
- Usually yes for single-storey and rear work, with a temporary kitchen or bathroom arrangement agreed before the start. Whole-house remodels and roof work in Coombe Valley are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- Do I need planning permission or is it permitted development?
- It depends on the property, the size and position of the works, and whether you are in a Conservation Area, AONB or Article 4 area. We'll review your address against the General Permitted Development Order at first consultation and tell you straight.
Coombe Valley is part of Bude
Coombe Valley sits inside the Bude catchment — we cover both as one architectural design territory.
See Architectural Design in Bude →Keep reading
Follow the chain: survey, drawings, build
Coombe Valley is covered from our Bude run. Being a smaller place, the local detail matters more than the headline policy: lane access, neighbour proximity and what the immediate street already looks like.
Other services in Coombe Valley
Nearby places we cover
Most Coombe Valley architectural design enquiries start with one honest conversation about what's actually allowed — and that conversation costs nothing. Lane access and rural policy tests shape what is realistic on an isolated plot.
One conversation — and a clearer Coombe Valley brief We know how cottages behave here.
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