South Cornwall · TR11
Bespoke New Builds in Flushing
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. The Flushing version of this work has its own character — Flushing is a creekside settlement in the TR11 area, with waterside homes, wooded valleys and narrow-lane access shaping the brief, with a building stock that leans toward creekside cottages and boat sheds.
Flushing sits in South Cornwall — covering TR11 from Falmouth, Budock Water, Swanpool outward.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- ✓ One studio — design, planning and build under one roof
- ✓ Local to South Cornwall — not a national franchise
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
Local watch-list
The TR11 constraints that shape a new build brief.
Watch #1
Conservation Area material and fenestration controls in central Flushing
Watch #2
AONB landscape-impact scrutiny on visible elevations
Watch #3
Coastal exposure driving fixing, render and joinery spec
Who this is for
Flushing 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 context
Why Flushing is its own job.
Creekside ecology, flood risk, trees and views across the water often matter as much as the building form itself. For new build specifically, parts of Flushing 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 Flushing drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. So every Flushing job runs as a TR11-specific piece of work — local policy, local fabric, local builders. Most of our new build work in Flushing lands on creekside cottages, with detailing that has to nod to the wider Budock Water 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.
What we focus on
New Builds considerations specific to Flushing.
01
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
02
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
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
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
Our process
How a Flushing 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.
FAQs
Flushing New Builds — local questions answered.
- 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. In Flushing specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
Flushing is part of Falmouth
Flushing sits inside the Falmouth catchment — we cover both as one new build territory.
See New Builds in Falmouth →Local proof — We typically have one or two new build jobs live in the TR11 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewOther services in Flushing
Nearby places we cover
If you're considering a new build project in the TR11 area, our deep understanding of Flushing's architectural character can help navigate the process smoothly.