South Cornwall · TR3
New Builds that reads Feock properly
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. Reading Feock on the ground is half of the new build job — Feock is a sought-after AONB village above the Carrick Roads with views to St Mawes, a tight Conservation Area at the church, and one of Cornwall's strongest property markets, with a building stock that leans toward Edwardian villas above the river and high-end modern architect builds.
Feock sits in South Cornwall — covering TR3 from Devoran, Playing Place, Carnon Downs outward.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- Rural / open-countryside policy area
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
- ✓ Local to South Cornwall — not a national franchise
Our process
How a Feock 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 proof — Most Feock new build clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewWhat we focus on
New Builds considerations specific to Feock.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
02
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
03
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
04
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
Local context
Why Feock is its own job.
Around Feock (TR3), conservation Area covers the church area and parts of the village core; AONB across the parish. Estuary views are weighed materially in most applications. For new build specifically, parts of Feock sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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 Feock drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure; 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. Reading Feock properly up front saves more time than any drawing tool ever will. Most of our new build work in Feock lands on Edwardian villas above the river, with detailing that has to nod to the wider Mylor Bridge streetscape.
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.
Local watch-list
The TR3 constraints that shape a new build brief.
Watch #1
Conservation Area material and fenestration controls in central Feock
Watch #2
AONB landscape-impact scrutiny on visible elevations
Watch #3
Coastal exposure driving fixing, render and joinery spec
Watch #4
Tighter Local Plan tests on isolated rural dwellings
Feock is the hub for these neighbourhoods
We run new builds across Feock and the surrounding TR3 neighbourhoods — same studio, same site team.
- Devoran
TR3
Local fabric
What sets a Feock new build brief apart.
Building stock
Across Feock (TR3) we work on historic farmhouses, Edwardian villas above the river, 1960s coastal homes, high-end modern architect builds. Each stock type drives a different new build response — Edwardian villas above the river in particular needs careful detailing here.
Parish & policy
Feock is its own town in South Cornwall, with planning history that's specific to the TR3 catchment.
Coverage
We cover TR3 from our studio, with regular new build jobs also running in Devoran, Playing Place, Carnon Downs. Most Feock site visits get booked within the same week.
Do you work in Feock regularly?
Yes — Feock and the wider TR3 catchment are core territory. We're typically on a South Cornwall site at least once a week, so logistics are baked in, not bolted on.
Request a free visitWho this is for
Feock 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.
FAQs
Feock New Builds — local questions answered.
- 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. In Feock specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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 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.
- 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.
Other services in Feock
Nearby places we cover
Local neighbourhoods in Feock
On a Feock site the success of a new build is decided in week one — by reading the constraints right, not by drawing them away.