North Cornwall · EX23 · Cornwall Council North
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 — just off the A39; 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
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Free Coombe Valley feasibility call
Tell us about your building regulations package. We reply within 1 working day — no obligation.
Local watch-list
Common Coombe Valley pitfalls we plan around.
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
In Coombe Valley the building regulations package brief is almost always a private homeowner improving a forever home — so we lead with feasibility and long-term value, not show-home rhetoric.
Page purpose
What you actually get on a Coombe Valley building regulations package 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
Where our work starts and stops on a EX23 project
These stages can be bought separately. Most EX23 projects use three of them.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Who this is for
Our footing in North Cornwall
- Drawings, planning and building regulations are all produced in-house, so a building regulations package 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.
Keep reading
Related EX23 pages
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.
Local 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.
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.
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.
FAQs
Coombe Valley Building Regs — local questions answered.
- We live in the house. Can a building regulations package 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 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 →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.
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Nearby places we cover
For Coombe Valley homeowners weighing up a building regulations package, the right starting point is honest feasibility — that's what we lead with, before any drawings. Parish-level consultation in Coombe Valley is worth planning for, not reacting to.
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