Mid Cornwall · TR2
Design, planning and build for Probus 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. What works on a TR2 plot rarely works elsewhere — Probus is a substantial inland village between Truro and St Austell, with the tallest church tower in Cornwall and a Conservation Area covering the village centre, with a building stock that leans toward post-war estates and Edwardian villas.
Probus sits in Mid Cornwall — covering TR2 from Grampound, Ladock, Tresillian outward.
- Conservation Area
- Rural / open-countryside policy area
- ✓ Cornwall Council regulars across every sub-area
- ✓ One studio — design, planning and build under one roof
- ✓ Local to Mid Cornwall — not a national franchise
- ✓ Same team on paper as on site
Local proof — Recent full build package enquiries from Probus have clustered around post-war estates — we know the route through Cornwall Council on these.
Get a free feasibility viewLocal context
Why Probus is its own job.
Cornwall Council's lens on Probus is consistent: conservation Area covers the village core including the church. Tregothnan Estate (the largest private estate in Cornwall) lies to the south and shapes some adjacent applications. For full build package specifically, parts of Probus sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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 Probus project as a TR2-area job first — not a generic Cornwall job with a postcode bolted on. The post-war estates that dominate Probus (and continue out toward Tresillian) 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 Probus.
01
Material lead times to Cornwall are longer than the M5 corridor; sequencing orders early protects the build programme.
02
Cornish trades are a tight community; using contractors who've worked together before saves weeks on programme and arguments on site.
03
Weather windows on Cornish coastal sites are short — getting the building watertight before autumn matters more here than in central England.
04
Single-contract delivery removes the gap between architect's intent and builder's interpretation — fewer change orders, less variation cost.
Our process
How a Probus 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 a Mid Cornwall studio is the right fit for Probus full build package.
Building stock
Across Probus (TR2) we work on traditional cob and granite cottages, Victorian terraces, Edwardian villas, post-war estates, modern Persimmon-style estates. Each stock type drives a different full build package response — post-war estates in particular needs careful detailing here.
Parish & policy
Probus is its own town in Mid Cornwall, with planning history that's specific to the TR2 catchment.
Coverage
We cover TR2 from our studio, with regular full build package jobs also running in Grampound, Ladock, Tresillian. Most Probus site visits get booked within the same week.
How quickly can you visit a Probus site?
Usually within the same week. Probus (TR2) is on our regular Mid Cornwall run, alongside Grampound, Ladock, Tresillian. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Probus Full Build — local questions answered.
- 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. In Probus specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
- 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.
- 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.
- 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.
Other services in Probus
Nearby places we cover
Designing a full build package in Probus is as much about reading the parish as reading the brief; we do both, and the planning outcomes follow.