Mid Cornwall · TR4
Project Management & Full Build in Twelveheads
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. The Twelveheads version of this work has its own character — Twelveheads is a former mining settlement in the TR4 area, with granite terraces, chapel buildings and industrial landscape character still visible, with a building stock that leans toward granite terraces and workers cottages.
Twelveheads sits in Mid Cornwall — covering TR4 from Truro, St Michael Penkivel, Calenick outward.
- Cornish Mining World Heritage Site
- Rural / open-countryside policy area
- ✓ Local to Mid Cornwall — not a national franchise
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
Local watch-list
Twelveheads-specific issues we screen on the first visit.
Watch #1
World Heritage Site assessment on changes visible in the mining landscape
Watch #2
Tighter Local Plan tests on isolated rural dwellings
Who this is for
Twelveheads runs the full mix — owner-occupier, holiday-let, commercial and the occasional smallholding — so we scope every full build package enquiry from the use-class up.
Local context
Why Twelveheads is its own job.
Mining heritage, old plot widths and traditional materials make proportion and detailing more important than generic extension templates. For full build package specifically, the wider area forms part of the Cornish Mining World Heritage Site, which adds a heritage assessment layer to most material changes; 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 Twelveheads job runs as a TR4-specific piece of work — local policy, local fabric, local builders. Most of our full build package work in Twelveheads lands on granite terraces, with detailing that has to nod to the wider St Michael Penkivel streetscape.
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 Twelveheads.
01
Single-contract delivery removes the gap between architect's intent and builder's interpretation — fewer change orders, less variation cost.
02
Material lead times to Cornwall are longer than the M5 corridor; sequencing orders early protects the build programme.
03
Cornish trades are a tight community; using contractors who've worked together before saves weeks on programme and arguments on site.
04
Weather windows on Cornish coastal sites are short — getting the building watertight before autumn matters more here than in central England.
Our process
How a Twelveheads 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.
FAQs
Twelveheads Full Build — local questions answered.
- 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. In Twelveheads specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- 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.
- 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.
Twelveheads is part of Truro
Twelveheads sits inside the Truro catchment — we cover both as one full build package territory.
See Full Build in Truro →Local proof — Most Twelveheads full build package clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewOther services in Twelveheads
Nearby places we cover
If you're considering a full build package project in the TR4 area, our deep understanding of Twelveheads's architectural character can help navigate the process smoothly.