North Cornwall · TR6
Bolingey new build — feasibility first, drawings second
A bespoke new build is the longest project we do, and the most rewarding. From plot appraisal through planning, building regulations and construction, you work with one team from the first sketch to the handover walk-round. Anchor any Bolingey new build in the local fabric and the rest follows — Bolingey is a small rural hamlet in the TR6 area, with scattered homes, lanes and a deliberately quiet settlement pattern, with a building stock that leans toward farmhouses and small infill homes.
Bolingey sits in North Cornwall — covering TR6 from Perranporth, Goonhavern, Rose outward.
- Rural / open-countryside policy area
- ✓ 30+ years of Cornwall Council approvals
- ✓ rural policy area experience built into the fee
- ✓ Cornwall Council regulars across every sub-area
- ✓ Free first site visit, no obligation
Who this is for
Bolingey runs the full mix — owner-occupier, holiday-let, commercial and the occasional smallholding — so we scope every new build enquiry from the use-class up.
Local watch-list
What usually catches new build projects out in Bolingey.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Local proof — Our North Cornwall workload means a Bolingey new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewFAQs
Bolingey New Builds — local questions answered.
- Can you handle a self-build for me?
- Yes — from feasibility to handover. Many of our clients start as 'self-builders' on paper, then hand the actual build to us once they realise how much project management it takes. In Bolingey specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- How long does the whole project take?
- Allow six to twelve months for design and approvals, then ten to fourteen months on site for a typical four-bedroom new build. Complex sites or long planning routes extend that.
- What about utilities, drainage and access?
- All designed and applied for as part of the package — water, electric, off-mains drainage where mains isn't viable, and highways access agreement with Cornwall Council where required.
- What's a replacement dwelling and is mine eligible?
- If a habitable dwelling exists on the plot, you can often replace it — within volumetric and design constraints set by Cornwall's Local Plan. Derelict structures sometimes qualify, sometimes don't, depending on lawful use history.
- Can I build a new house on my plot in Cornwall?
- Sometimes yes, sometimes no — and the honest answer needs a planning policy review of the specific site. Settlement boundary, designations, access and policy on isolated dwellings all weigh in. We give a frank read at first consultation rather than a sales pitch.
Local context
Why Bolingey is its own job.
Locally, the main planning test is usually whether the proposal remains subordinate, locally detailed and acceptable on access, drainage and neighbour amenity. For new build 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. Which is why we scope Bolingey projects parish-up, not template-down — the TR6 context shapes the design from day one. Whether the project is on farmhouses in the centre or further out toward Perranporth, the new build response is locally tuned.
Planning note
Cornwall's planning policy on new dwellings is among the most restrictive in England outside Greater London. The first conversation should be a planning conversation, not a design one.
What we focus on
New Builds considerations specific to Bolingey.
01
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
02
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
03
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
04
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
Our process
How a Bolingey new build project runs.
Step 1
Plot review
Site visit, planning history check, designation review and an honest feasibility verdict.
Step 2
Concept design
Sketches that test the plot in massing, orientation and approach before any drawings are committed.
Step 3
Planning
Pre-app, full planning, consultee management and condition discharge.
Step 4
Technical design and build prep
Building regs, structural design, services strategy and contractor procurement.
Step 5
Construction and handover
Build delivered under contract administration with regular client reviews.
Most bespoke new builds run eighteen to thirty months from instruction to keys, depending on site, planning route and build complexity.
Local fabric
Choosing a new build team that actually knows TR6.
Building stock
Across Bolingey (TR6) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different new build response — farmhouses in particular needs careful detailing here.
Parish & policy
Bolingey sits in the parish of Bolingey, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR6 from our studio, with regular new build jobs also running in Perranporth, Goonhavern, Rose. Most Bolingey site visits get booked within the same week.
What does a first Bolingey consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a TR6 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitBolingey is part of Perranporth
Bolingey sits inside the Perranporth catchment — we cover both as one new build territory.
See New Builds in Perranporth →Other services in Bolingey
Nearby places we cover
A new build in Bolingey stands or falls on how well it reads the street — we treat that as the design brief, not an afterthought.