Mid Cornwall · TR2 · Cornwall Council Mid
Probus 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 Probus, that work is shaped by the place itself — Probus is a substantial inland village between Truro and St Austell, with the tallest church tower in Cornwall and a Conservation Area covering the village centre, with a building stock that leans toward post-war estates and Edwardian villas.
Probus sits in Mid Cornwall — just off the A390; covering TR2 from Grampound, Ladock, Tresillian outward.
- Conservation Area
- Rural / open-countryside policy area
- ✓Conservation Area experience built into the fee
- ✓Cornwall Council Mid sub-area regulars
- ✓Free first site visit, no obligation
- ✓Plain-English feasibility before any drawings
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Page purpose
What you actually get on a Probus architectural design drawings package
This is a drawings-led service. You are buying a documented, submission-ready set for a TR2 address, not a build contract. For most Probus 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 TR2 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 Probus
Not every project needs every stage. On a Probus job we scope to what the site and the consent route actually require.
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.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
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.
Local watch-list
Common Probus pitfalls we plan around.
Watch #1
Conservation Area controls on materials, window proportions and roof form through central Probus
Watch #2
Local Plan tests on isolated dwellings, plus lane access for plant and deliveries around Probus
Watch #3
Party Wall notices and shallow roof voids typical of traditional cob and granite cottages in the TR2 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 an architectural design enquiry does not get passed between firms.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- Applications for Probus are handled through Cornwall Council, with St Austell the nearest planning office we deal with regularly.
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 Probus.
01
Design and Access Statements are increasingly scrutinised — generic templates rarely cut it on sensitive Cornish sites.
02
Listed buildings and curtilage structures need a separate Listed Building Consent application, drawn at a level of detail beyond standard planning.
03
Pre-application advice often saves months on contentious sites; we factor it into the programme where it adds value.
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 Probus 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 Probus and the TR2 area.
Local context
Why Probus is its own job.
Locally, conservation Area covers the village core including the church. Tregothnan Estate (the largest private estate in Cornwall) lies to the south and shapes some adjacent applications. For architectural design specifically, parts of Probus sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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 Probus projects parish-up, not template-down — the TR2 context shapes the design from day one. Whether the project is on post-war estates in the centre or further out toward Grampound, the architectural design response is locally tuned. Historic fabric changes the sequence: survey first, then design around what the building can take. Consent routes for listed buildings sit separately from ordinary planning, so treat any general guidance here as a starting point and check with Cornwall Council. Rural and moorland plots bring access, drainage and landscape impact into the conversation early. Agricultural conversions in particular follow their own route, and whether a building qualifies is a question for the local planning authority rather than a general rule.
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 Probus 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
Probus Architectural Design — local questions answered.
- 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. In Probus specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
- 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 an architectural design in Probus 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 Probus are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
Keep reading
Follow the chain: survey, drawings, build
We cover Probus and the wider TR2 district directly. Architectural Design enquiries here are common enough that we know the constraints before the first visit.
Other services in Probus
Nearby places we cover
For Probus homeowners weighing up an architectural design, the right starting point is honest feasibility — that's what we lead with, before any drawings. Lane access and rural policy tests shape what is realistic on an isolated plot.
Start a Probus project with us We know how traditional cob and granite cottages behave here.
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