West Cornwall · TR27
One studio for new build in Godrevy
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 way we approach new build in Godrevy starts with a measured walk-round — Godrevy is a holiday-coast settlement in the TR27 area, with strong second-home demand and exposed coastal building conditions, with a building stock that leans toward replacement dwellings and holiday lets.
Godrevy sits in West Cornwall — covering TR27 from Hayle, Angarrack, Phillack outward.
- Cornwall AONB
- Coastal exposure zone
- ✓ Local to West Cornwall — not a national franchise
- ✓ Same team on paper as on site
- ✓ Cornwall Council regulars across every sub-area
- ✓ One studio — design, planning and build under one roof
Our process
How a Godrevy 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 — Recent new build enquiries from Godrevy have clustered around replacement dwellings — we know the route through Cornwall Council on these.
Get a free feasibility viewWhat we focus on
New Builds considerations specific to Godrevy.
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
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
04
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
Local context
Why Godrevy is its own job.
Two things shape a Godrevy application: parish character and policy. On policy — 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 Godrevy drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. Get that local reading right and the rest of the Godrevy programme tends to run on time. On replacement dwellings in particular — the kind you'll also find toward Connor Downs — the new build brief always has to read the existing fabric first.
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
What usually catches new build projects out in Godrevy.
Watch #1
AONB landscape-impact scrutiny on visible elevations
Watch #2
Coastal exposure driving fixing, render and joinery spec
Godrevy is part of Hayle
Godrevy sits inside the Hayle catchment — we cover both as one new build territory.
See New Builds in Hayle →Local fabric
What sets a Godrevy new build brief apart.
Building stock
Across Godrevy (TR27) we work on coastal bungalows, holiday lets, second homes, detached houses, replacement dwellings. Each stock type drives a different new build response — replacement dwellings in particular needs careful detailing here.
Parish & policy
Godrevy sits in the parish of Godrevy, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR27 from our studio, with regular new build jobs also running in Hayle, Angarrack, Phillack. Most Godrevy site visits get booked within the same week.
Can you handle both planning and build in Godrevy?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Godrevy builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Godrevy 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
Godrevy New Builds — local questions answered.
- 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. In Godrevy specifically, we'd start by checking AONB landscape sensitivity 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.
- How much does a new build cost?
- Realistic budgets in Cornwall start around £2,800 per square metre for a good-quality build and rise quickly with bespoke joinery, large glazing, complex sites and high-spec finishes. We work to your number, not against it.
- 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 Godrevy
Nearby places we cover
The TR27 stretch of West Cornwall has its own rhythm; our new build work respects it, and Cornwall Council usually responds in kind.