North Cornwall · EX23
Design, planning and build for Coombe Valley building regulations package
Building regulation drawings in Cornwall, drawn properly. Approved planning gets you permission to build — a complete building regs package is what gets you a building you can actually live in: 1:50 plans, 1:10 details, structural coordination and a specification a Cornish builder can price and build from without guesswork. A EX23 site visit comes before a Coombe Valley sketch, every time — 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 small infill homes and bungalows.
Coombe Valley sits in North Cornwall — covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓ rural policy area experience built into the fee
- ✓ 30+ years of Cornwall Council approvals
- ✓ Local to North Cornwall — not a national franchise
- ✓ Same team on paper as on site
Local proof — Most Coombe Valley building regulations package clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewLocal context
Why Coombe Valley is its own job.
Cornwall Council's lens on Coombe Valley is consistent: the main planning test is usually whether the proposal remains subordinate, locally detailed and acceptable on access, drainage and neighbour amenity. For building regulations package 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. That's why we treat every Coombe Valley project as a EX23-area job first — not a generic Cornwall job with a postcode bolted on. The small infill homes that dominate Coombe Valley (and continue out toward Poughill) set the tone for any building regulations package scheme here.
Planning note
Building regulations are a separate consent track from planning. Drawing them properly upfront is the cheapest insurance you'll buy on the project.
What we focus on
Building Regs considerations specific to Coombe Valley.
01
Approved Inspectors and Cornwall Council building control both work in the county; choice of inspector affects how queries are handled.
02
Part L and the Future Homes Standard route now drives a meaningful share of the build cost; getting the U-values and air-tightness strategy right at design stage saves money on site.
03
Cornish exposure ratings are among the worst in the country; wind-driven rain detailing matters more here than in most of the UK.
04
Granite walls, traditional cob, slate-hung elevations and rubble construction all need different building regs detailing than standard masonry.
Our process
How a Coombe Valley building regulations package project runs.
Step 1
Design freeze
We confirm the planning-approved scheme as the basis for technical design.
Step 2
Structural coordination
Engineer's input on foundations, beams, lintels and steelwork is integrated into the drawings.
Step 3
Detailing
Construction details drawn at 1:10 for every junction that matters.
Step 4
Specification
Materials, U-values, finishes and workmanship written up so the builder can price accurately.
Step 5
Submission
Full Plans submission to building control with fee handling and query response through to completion certificate.
Most regs packages take three to six weeks once planning is approved, depending on structural complexity and engineer turnaround.
Local fabric
Choosing a building regulations package team that actually knows EX23.
Building stock
Across Coombe Valley (EX23) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different building regulations package response — small infill homes 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 building regulations package application.
Coverage
We cover EX23 from our studio, with regular building regulations package jobs also running in Bude, Stratton, Poughill. Most Coombe Valley site visits get booked within the same week.
How quickly can you visit a Coombe Valley site?
Usually within the same week. Coombe Valley (EX23) is on our regular North Cornwall run, alongside Bude, Stratton, Poughill. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Coombe Valley Building Regs — local questions answered.
- Do you coordinate with a structural engineer?
- Yes — every project that needs steel, timber or masonry calculations is coordinated in-house with a Cornish structural engineer we work with regularly. In Coombe Valley specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- Building Notice or Full Plans?
- Full Plans gives you a formal approval before work starts and a clean paper trail for resale. Building Notice is faster and cheaper up front but less protective. We default to Full Plans for anything other than very simple work.
- Do I really need building regs drawings if I have planning?
- Yes — they cover completely different things. Planning controls how the building looks and where it sits; building regs control how it's actually built and whether it complies with current safety, energy and accessibility law.
- Can the builder work without building regs drawings?
- They can — and many do — but the cost gets recovered later in variations, mistakes and slower building control sign-off. A proper regs pack typically pays for itself several times over on anything beyond the smallest job.
- Who do you submit to in Cornwall?
- Either Cornwall Council building control or one of the Approved Inspectors active in the county. We're happy to recommend, but the choice is yours.
Coombe Valley is part of Bude
Coombe Valley sits inside the Bude catchment — we cover both as one building regulations package territory.
See Building Regs in Bude →Other services in Coombe Valley
Nearby places we cover
Most Coombe Valley building regulations package enquiries start with one honest conversation about what's actually allowed — and that conversation costs nothing.