North Cornwall · EX23 · Cornwall Council North
Design, planning and build for Coombe Valley full build package
Once drawings are approved, the build is the bit that decides whether you get the home you imagined or a frustrating compromise. We deliver projects on a single contract — design, drawings, approvals and construction — so the team that drew it is the team that builds it. Every Coombe Valley project we take on begins with reading the local context — 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 farmhouses and cottages.
Coombe Valley sits in North Cornwall — just off the A39; covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓Plain-English feasibility before any drawings
- ✓Free first site visit, no obligation
- ✓One studio — design, planning and build under one roof
- ✓Local to North Cornwall — not a national franchise
Free · No obligation
Free Coombe Valley feasibility call
Tell us about your full build package. We reply within 1 working day — no obligation.
Who this is for
In Coombe Valley the full build 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.
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
Local proof — We typically have one or two full build package jobs live in the EX23 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewFAQs
Coombe Valley Full Build — local questions answered.
- We live in the house. Can a full build 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 handle the whole project from drawing to finish?
- Yes — that's the model. One contract from feasibility to handover, with design, regs and build all under our roof. No coordination gap between designer and contractor. In Coombe Valley specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- What guarantees and aftercare do you offer?
- Standard twelve-month defects period, plus product and workmanship warranties on relevant elements. We're a Cornish business — you'll still find us in the same studio in five years' time.
- Fixed price or open book?
- Both. Fixed price suits well-defined projects with clear specs; open book suits renovations and listed work where the unknowns only reveal themselves once you start opening things up. We'll recommend the right route.
- Can you build from someone else's drawings?
- Yes, with a review. We'll happily build from approved drawings produced elsewhere, after a technical review to confirm the design holds up at construction stage.
- How do you handle changes during the build?
- Weekly client meetings, written change requests, costed and signed before work proceeds. No surprise invoices.
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.
Free · No obligation
Get a free feasibility view
For projects in Coombe Valley and the EX23 area.
Page purpose
How a Coombe Valley build actually runs
This is delivery, not paperwork. The value here is programme, sequencing and a single point of responsibility for a EX23 site. In Coombe Valley that usually means access, storage and neighbour management get planned before the first delivery arrives.
- Site set-up planned around Coombe Valley access, parking and delivery constraints
- One programme covering trades, inspections and building control sign-off
- Materials specified for local exposure, not a generic national spec
- Weekly progress contact so decisions never hold up the programme
Scope
Where our work starts and stops on a EX23 project
Not every project needs every stage. On a Coombe Valley job we scope to what the site and the consent route actually require.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
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.
Who this is for
Our footing in North Cornwall
- Design and build are offered from the same studio, which means the person answering your Coombe Valley questions has seen the detail built.
- Drawings, planning and building regulations are all produced in-house, so a full build 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.
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 full build 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 farmhouses that dominate Coombe Valley (and continue out toward Poughill) set the tone for any full build package scheme here.
Planning note
Build delivery doesn't need planning, but planning conditions often dictate site setup, materials and working hours — we read every condition and build the programme around them.
What we focus on
Full Build considerations specific to Coombe Valley.
01
Off-grid sites need their own water, drainage and power solutions designed and procured rather than assumed.
02
Weather windows on Cornish coastal sites are short — getting the building watertight before autumn matters more here than in central England.
03
Single-contract delivery removes the gap between architect's intent and builder's interpretation — fewer change orders, less variation cost.
04
Material lead times to Cornwall are longer than the M5 corridor; sequencing orders early protects the build programme.
Our process
How a Coombe Valley full build package project runs.
Step 1
Pre-construction
Programme, procurement, contractor briefing and site setup.
Step 2
Substructure
Foundations, drainage, ground beams — the unglamorous bit that decides everything later.
Step 3
Superstructure
Frame, roof, glazing — getting the building watertight.
Step 4
First and second fix
Services, plaster, joinery, kitchens and bathrooms.
Step 5
Snag and handover
Final inspection, building control sign-off, handover pack and aftercare.
Full builds run from twelve weeks for small extensions to eighteen months for new build family homes.
Local fabric
Why Coombe Valley homeowners pick a local studio for full build package.
Building stock
Across Coombe Valley (EX23) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different full build package response — farmhouses 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 full build package application.
Coverage
We cover EX23 from our studio, with regular full build 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 visitCoombe Valley is part of Bude
Coombe Valley sits inside the Bude catchment — we cover both as one full build package territory.
See Full Build in Bude →Other services in Coombe Valley
Nearby places we cover
From initial feasibility to final handover, we manage full build package projects across Coombe Valley with careful attention to what makes North Cornwall unique. Applications are dealt with through Cornwall Council, with Bodmin the office we deal with most for EX23.
Get the EX23 planning view before you draw Bodmin handles the planning end for EX23.
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Book a free visit in Coombe Valley
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