East Cornwall · PL11 · Cornwall Council East
Project Management & Full Build in Crafthole
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. A Crafthole brief starts on the street, not the screen — Crafthole is a commuter village in the PL11 area, with everyday family housing, edge-of-village plots and quick routes to its parent town, with a building stock that leans toward bungalows and older cottages.
Crafthole sits in East Cornwall — just off the A38; covering PL11 from Torpoint, Millbrook, Antony outward.
- Rural / open-countryside policy area
- ✓One studio — design, planning and build under one roof
- ✓Local to East Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
Free · No obligation
Free Crafthole feasibility call
Tell us about your full build package. We reply within 1 working day — no obligation.
Our process
How a Crafthole 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 proof — Our East Cornwall workload means a Crafthole full build package project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewPage purpose
How a Crafthole build actually runs
This is delivery, not paperwork. The value here is programme, sequencing and a single point of responsibility for a PL11 site. In Crafthole that usually means access, storage and neighbour management get planned before the first delivery arrives.
- Site set-up planned around Crafthole 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
Keep reading
Other work we do around Crafthole
Crafthole is covered from our Torpoint 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.
Who this is for
What we can genuinely back up in Crafthole
- Drawings, planning and building regulations are all produced in-house, so a full build package enquiry does not get passed between firms.
- Design and build are offered from the same studio, which means the person answering your Crafthole questions has seen the detail built.
- Applications for Crafthole are handled through Cornwall Council, with Liskeard 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.
Scope
The parts of the job we can take on in Crafthole
Clients in Crafthole take different slices of this list, and that is deliberate.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
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.
Quick check
Want a straight answer on whether your Crafthole 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 Crafthole and the PL11 area.
What we focus on
Full Build considerations specific to Crafthole.
01
Weather windows on Cornish coastal sites are short — getting the building watertight before autumn matters more here than in central England.
02
Single-contract delivery removes the gap between architect's intent and builder's interpretation — fewer change orders, less variation cost.
03
Cornish trades are a tight community; using contractors who've worked together before saves weeks on programme and arguments on site.
Local context
Why Crafthole is its own job.
Applications here usually turn on neighbour amenity, parking, overlooking and whether new work fits the rhythm of existing streets. 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. So every Crafthole job runs as a PL11-specific piece of work — local policy, local fabric, local builders. Most of our full build package work in Crafthole lands on bungalows, with detailing that has to nod to the wider Millbrook streetscape. On older stock, the practical constraint is usually joinery, render and roof line rather than the extension itself. We draw those details out early so a full build package submission is not sent back for missing information. Confirm listing status with the local planning authority before assuming permitted development. 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
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.
Local watch-list
Crafthole-specific issues we screen on the first visit.
Watch #1
Local Plan tests on isolated dwellings, plus lane access for plant and deliveries around Crafthole
Watch #2
Trussed roofs and shallow foundations in the later PL11 estates, which change the structural strategy
Crafthole is part of Torpoint
Crafthole sits inside the Torpoint catchment — we cover both as one full build package territory.
See Full Build in Torpoint →Local fabric
What sets a Crafthole full build package brief apart.
Building stock
Across Crafthole (PL11) we work on post-war semis, bungalows, modern estates, older cottages, garden infill plots. Each stock type drives a different full build package response — bungalows in particular needs careful detailing here.
Parish & policy
Crafthole sits in the parish of Crafthole, which matters for how parish-level consultation lands on a full build package application.
Coverage
We cover PL11 from our studio, with regular full build package jobs also running in Torpoint, Millbrook. Most Crafthole site visits get booked within the same week.
Do you work in Crafthole regularly?
Yes — Crafthole and the wider PL11 catchment are core territory. We're typically on a East Cornwall site at least once a week, so logistics are baked in, not bolted on.
Request a free visitWho this is for
In Crafthole 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.
FAQs
Crafthole Full Build — local questions answered.
- 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. In Crafthole specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- How do you handle changes during the build?
- Weekly client meetings, written change requests, costed and signed before work proceeds. No surprise invoices.
- Are you insured?
- Public liability, employer's liability and contractor's all-risks cover are in place for every project, with certificates available before contract signing.
- 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.
- 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.
- We live in the house. Can a full build package in Crafthole 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 Crafthole are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
Other services in Crafthole
Nearby places we cover
Designing a full build package in Crafthole is as much about reading the parish as reading the brief; we do both, and the planning outcomes follow. bungalows in particular need a tailored structural answer.
Walk the Crafthole site with the team who will build it Most Crafthole visits happen within the week.
Free · No obligation
Book a free visit in Crafthole
No obligation. Reply usually same working day.