Roseland · TR2 · Cornwall Council Mid
Veryan extension — feasibility first, drawings second
Extensions are the bread and butter of Cornish homes — adding the kitchen-diner the original layout never had, the bedroom for a growing family, or the light and views the back of the house should always have had. In Veryan, that work is shaped by the place itself — Veryan is an inland Roseland village famous for its five circular cottages and Norman church, AONB-designated and tightly controlled in design terms, with a building stock that leans toward traditional cob and granite cottages and modern AONB-sensitive infill.
Veryan sits in Roseland — just off the A3078; covering TR2 from Portloe, Portscatho, Tregony outward.
- Conservation Area
- Cornwall AONB
- Rural / open-countryside policy area
- ✓Free first site visit, no obligation
- ✓Plain-English feasibility before any drawings
- ✓30+ years of Cornwall Council approvals
- ✓Conservation Area experience built into the fee
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Free Veryan feasibility call
Tell us about your extension. We reply within 1 working day — no obligation.
Local proof — Most Veryan extension clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewLocal context
Why Veryan is its own job.
Locally, conservation Area covers the village core including the round houses; AONB across the parish. Isolated dwelling policy applies strictly in the surrounding countryside. For extension specifically, parts of Veryan sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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; 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 Veryan projects parish-up, not template-down — the TR2 context shapes the design from day one. Whether the project is on traditional cob and granite cottages in the centre or further out toward Portscatho, the extension response is locally tuned.
Planning note
Most extensions in Cornwall are either permitted development or a straightforward householder application — but Conservation Area and AONB sites need a more careful design conversation upfront.
What we focus on
Extensions considerations specific to Veryan.
01
Wind and sea-spray exposure can drive material choices on west-facing extensions; we detail accordingly.
02
Cornish granite and slate-hung walls react differently to new openings than modern brickwork — lintel choice and structural sequencing matter.
03
Drainage on older Cornish properties is rarely on a clean modern map; CCTV survey before design is often money well spent.
04
Permitted development for rear extensions runs to four metres on a detached house, three on a semi or terrace — but Article 4 areas remove this in some parishes.
Who this is for
Why this page exists, and who it is for
- Drawings, planning and building regulations are all produced in-house, so a extension 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 Veryan 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.
Keep reading
Follow the chain: survey, drawings, build
Veryan works as a hub for us: the same extension team covers Portloe, Pendower and the surrounding TR2 villages, so a site visit here often takes in more than one address.
Page purpose
Drawings only, or drawings through to handover in Veryan?
Both routes are open on a TR2 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Veryan clients take the drawings, tender them locally, then come back to us for the build if the numbers do not stack up.
- Route one: feasibility, planning and a tender-ready technical pack
- Route two: the same pack, then the build under one contract
- Either way the survey and feasibility work is identical, so the decision can wait
- Fees quoted per stage against the TR2 scope, not as one opaque figure
Scope
What we can draw, survey and build around Veryan
These stages can be bought separately. Most TR2 projects use three of them.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Full design and build
One contract from first sketch to handover, with the same team on paper and on site.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Our process
How a Veryan extension project runs.
Step 1
Brief
We meet on site, talk through how you live now and what's missing from the current layout.
Step 2
Design
Two or three sketch directions with rough budgets, then refinement of the chosen route.
Step 3
Approvals
Planning or Cert of Lawfulness, then a full building regs package.
Step 4
Build
Either through your own builder with our drawings, or as a full build by our team.
Step 5
Handover
Snag, certify, hand over the keys to your new space.
Typical single-storey rear extensions run twelve to twenty weeks on site; two-storey and wraparound projects sixteen to thirty weeks.
Quick check
Want a straight answer on whether your Veryan 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 Veryan and the TR2 area.
Local fabric
Choosing a extension team that actually knows TR2.
Building stock
Across Veryan (TR2) we work on traditional cob and granite cottages, the famous five round cottages, Victorian rectory-style houses, modern AONB-sensitive infill. Each stock type drives a different extension response — traditional cob and granite cottages in particular needs careful detailing here.
Parish & policy
Veryan is its own town in Roseland, with planning history that's specific to the TR2 catchment.
Coverage
We cover TR2 from our studio, with regular extension jobs also running in Portloe, Portscatho, Tregony. Most Veryan site visits get booked within the same week.
What does a first Veryan consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a TR2 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitFAQs
Veryan Extensions — local questions answered.
- We live in the house. Can a extension in Veryan 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 Veryan are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- How long does the whole process take?
- Allow roughly three months for design and approvals, then twelve to twenty weeks on site for a typical single-storey extension. Wraparounds and two-storey add-ons take longer, mostly through approval and groundworks. In Veryan specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- Can you handle the build as well as the design?
- Yes — that's the whole point of the studio. One contract, one point of contact, no finger-pointing between architect and builder when something needs a decision on site.
- What about the Party Wall Act?
- If you share a wall with a neighbour or build close to a boundary, the Act applies. We flag it early, recommend a surveyor and keep the programme aligned with the notice period.
- How much does an extension cost in Cornwall?
- Build costs in Cornwall typically run from around £2,200 to £3,200 per square metre for a good-quality single-storey extension, more for kitchen-grade fit-out or complex glazing. We give a realistic budget before drawings start, not after.
- Do I need planning permission for an extension?
- Often no — single-storey rear extensions, side extensions and modest two-storey additions can sit inside permitted development on a typical detached house. Conservation Areas, AONB and Article 4 zones remove some of those rights, so we always check the address first.
Veryan is the hub for these neighbourhoods
We run extensions across Veryan and the surrounding TR2 neighbourhoods — same studio, same site team.
Other services in Veryan
Nearby places we cover
If you're considering a extension project in the TR2 area, our deep understanding of Veryan's architectural character can help navigate the process smoothly. Applications are dealt with through Cornwall Council, with St Austell the office we deal with most for TR2.
Start a Veryan project with us We know how traditional cob and granite cottages behave here.
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