North Cornwall · PL28 · Cornwall Council North
One studio for architectural design in Harlyn
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. Working in Harlyn means starting from the PL28 context — Harlyn is a holiday-coast settlement in the PL28 area, with strong second-home demand and exposed coastal building conditions, with a building stock that leans toward replacement dwellings and holiday lets.
Harlyn sits in North Cornwall — just off the A39; covering PL28 from Padstow, St Eval, Trevone outward.
- Cornwall AONB
- Coastal exposure zone
- ✓Local to North Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Measured-survey accuracy from day one
- ✓One studio — design, planning and build under one roof
Free · No obligation
Free Harlyn feasibility call
Tell us about your architectural design. We reply within 1 working day — no obligation.
Local proof — We typically have one or two architectural design jobs live in the PL28 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewLocal context
Why Harlyn is its own job.
Two things shape a Harlyn application: parish character and policy. On policy — planning scrutiny often focuses on visual impact, occupancy, parking, overlooking and whether replacement buildings respect the coastal edge. For architectural design specifically, the surrounding landscape falls inside the Cornwall Area of Outstanding Natural Beauty, so massing, height and landscape impact carry extra weight in any planning decision; coastal salt-laden air around Harlyn drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. Get that local reading right and the rest of the Harlyn programme tends to run on time. On replacement dwellings in particular — the kind you'll also find toward St Merryn — the architectural design brief always has to read the existing fabric first.
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 Harlyn.
01
Cornwall Council planning officers expect drawings that respond to the local vernacular — slate, render, granite, timber — rather than generic suburban detailing.
02
Listed buildings and curtilage structures need a separate Listed Building Consent application, drawn at a level of detail beyond standard planning.
03
Design and Access Statements are increasingly scrutinised — generic templates rarely cut it on sensitive Cornish sites.
04
Pre-application advice often saves months on contentious sites; we factor it into the programme where it adds value.
Who this is for
Straight facts about working with us here
- Applications for Harlyn are handled through Cornwall Council, with Bodmin the nearest planning office we deal with regularly.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- Drawings, planning and building regulations are all produced in-house, so a architectural design enquiry does not get passed between firms.
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.
Scope
Scope options for Harlyn clients
These stages can be bought separately. Most PL28 projects use three of them.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Page purpose
What you actually get on a Harlyn architectural design drawings package
This is a drawings-led service. You are buying a documented, submission-ready set for a PL28 address, not a build contract. For most Harlyn 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 PL28 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
Keep reading
Where to go next from Harlyn
Harlyn is covered from our Padstow 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.
Our process
How a Harlyn 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.
Quick check
Want a straight answer on whether your Harlyn 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.
Free · No obligation
Get a free feasibility view
For projects in Harlyn and the PL28 area.
Local fabric
What sets a Harlyn architectural design brief apart.
Building stock
Across Harlyn (PL28) we work on coastal bungalows, holiday lets, second homes, detached houses, replacement dwellings. Each stock type drives a different architectural design response — replacement dwellings in particular needs careful detailing here.
Parish & policy
Harlyn sits in the parish of Harlyn, which matters for how parish-level consultation lands on a architectural design application.
Coverage
We cover PL28 from our studio, with regular architectural design jobs also running in Padstow, St Eval, Trevone. Most Harlyn site visits get booked within the same week.
Can you handle both planning and build in Harlyn?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Harlyn builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitFAQs
Harlyn Architectural Design — local questions answered.
- 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. In Harlyn specifically, we'd start by checking AONB landscape sensitivity before committing to a direction.
- 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 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.
- Can you handle a Certificate of Lawfulness instead?
- Yes — for permitted development work it's worth the small extra step. You get a formal council certificate confirming your build is lawful, which protects you on resale and is often required by mortgage lenders.
- We live in the house. Can a architectural design in Harlyn 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 Harlyn are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
Harlyn is part of Padstow
Harlyn sits inside the Padstow catchment — we cover both as one architectural design territory.
See Architectural Design in Padstow →Other services in Harlyn
Nearby places we cover
On a Harlyn site the success of a architectural design is decided in week one — by reading the constraints right, not by drawing them away. Applications are dealt with through Cornwall Council, with Bodmin the office we deal with most for PL28.
Get a fixed quote for your Harlyn drawings Bring the deeds, we will bring the survey kit for the architectural design.
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