North Cornwall · EX23
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 — covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓ Cornwall Council regulars across every sub-area
- ✓ Free first site visit, no obligation
- ✓ Plain-English feasibility before any drawings
- ✓ 30+ years of Cornwall Council approvals
Who this is for
Coombe Valley runs the full mix — owner-occupier, holiday-let, commercial and the occasional smallholding — so we scope every architectural design enquiry from the use-class up.
Local watch-list
What usually catches architectural design projects out in Coombe Valley.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Local proof — We typically have one or two architectural design jobs live in the EX23 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewFAQs
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.
- 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.
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.
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.
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.
Local fabric
Why Coombe Valley homeowners pick a local studio for architectural design.
Building stock
Across Coombe Valley (EX23) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different architectural design response — bungalows in particular needs careful detailing here.
Parish & policy
Coombe Valley sits in the parish of Coombe Valley, which matters for how parish-level consultation lands on a architectural design application.
Coverage
We cover EX23 from our studio, with regular architectural design jobs also running in Bude, Stratton, Poughill. Most Coombe Valley site visits get booked within the same week.
What does a first Coombe Valley consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a EX23 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitCoombe 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 →Other services in Coombe Valley
Nearby places we cover
The architectural design jobs we're proudest of in Coombe Valley are the ones where the planning route was clear before a single elevation was drawn.