North Cornwall · PL28 · Cornwall Council North
Constantine Bay new builds — a North Cornwall studio
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 Constantine Bay new build in the local fabric and the rest follows — Constantine Bay is a holiday-coast settlement in the PL28 area, with strong second-home demand and exposed coastal building conditions, with a building stock that leans toward coastal bungalows and holiday lets.
Constantine Bay sits in North Cornwall — just off the A39; covering PL28 from Padstow, St Eval, Trevone outward.
- Cornwall AONB
- Coastal exposure zone
- ✓Cornwall Council North sub-area regulars
- ✓Free first site visit, no obligation
- ✓AONB experience built into the fee
- ✓Fixed-fee planning packages, no surprise invoices
Free · No obligation
Free Constantine Bay feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Who this is for
In Constantine Bay the new build 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
Local snags worth knowing before drawing a Constantine Bay new build.
Watch #1
AONB landscape-impact testing on anything read in long views across North Cornwall
Watch #2
Exposure detailing on coastal bungalows — fixings, render systems and joinery specified for salt-laden air
Watch #3
Trussed roofs and shallow foundations in the later PL28 estates, which change the structural strategy
Local proof — Our North Cornwall workload means a Constantine Bay new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewFAQs
Constantine Bay 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 Constantine Bay specifically, we'd start by checking AONB landscape sensitivity before committing to a direction.
- 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.
- 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.
- 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.
- We live in the house. Can a new build in Constantine Bay 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 Constantine Bay are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
Quick check
Want a straight answer on whether your Constantine Bay 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 Constantine Bay and the PL28 area.
Scope
What we can draw, survey and build around Constantine Bay
Not every project needs every stage. On a Constantine Bay job we scope to what the site and the consent route actually require.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Page purpose
Drawings only, or drawings through to handover in Constantine Bay?
Both routes are open on a PL28 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Constantine Bay clients take the drawings, tender them locally, then come back to us for the build if the numbers do not stack up.
- Route one: feasibility, planning and a tender-ready technical pack
- Route two: the same pack, then the build under one contract
- Either way the survey and feasibility work is identical, so the decision can wait
- Fees quoted per stage against the PL28 scope, not as one opaque figure
Keep reading
Follow the chain: survey, drawings, build
Constantine Bay is covered from our Padstow 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
Why this page exists, and who it is for
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- Applications for Constantine Bay 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.
Local context
Why Constantine Bay is its own job.
The planning backdrop in North Cornwall is real, not abstract: planning scrutiny often focuses on visual impact, occupancy, parking, overlooking and whether replacement buildings respect the coastal edge. For new build specifically, the surrounding landscape falls inside the Cornwall Area of Outstanding Natural Beauty, so massing, height and landscape impact carry extra weight in any planning decision; coastal salt-laden air around Constantine Bay drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. Treat the PL28 parish brief as the design brief and the Constantine Bay application has somewhere to land. Whether the project is on coastal bungalows in the centre or further out toward Padstow, 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 Constantine Bay.
01
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
02
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
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 Constantine Bay 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
Why a North Cornwall studio is the right fit for Constantine Bay new build.
Building stock
Across Constantine Bay (PL28) we work on coastal bungalows, holiday lets, second homes, detached houses, replacement dwellings. Each stock type drives a different new build response — coastal bungalows in particular needs careful detailing here.
Parish & policy
Constantine Bay sits in the parish of Constantine Bay, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL28 from our studio, with regular new build jobs also running in Padstow, St Eval, Trevone. Most Constantine Bay site visits get booked within the same week.
What does a first Constantine Bay consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a PL28 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitConstantine Bay is part of Padstow
Constantine Bay sits inside the Padstow catchment — we cover both as one new build territory.
See New Builds in Padstow →Other services in Constantine Bay
Nearby places we cover
A Constantine Bay new build can be bought in stages, and most clients decide the build route after feasibility. For the final position on any address, Cornwall Council or the Planning Portal is the place to confirm it.
Decide the route after the free Constantine Bay visit Booked alongside our Padstow runs.
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