North Cornwall · PL28
Bespoke New Builds in Harlyn
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 Harlyn version of this work has its own character — Harlyn 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 replacement dwellings and holiday lets.
Harlyn sits in North Cornwall — covering PL28 from Padstow, St Eval, Trevone outward.
- Cornwall AONB
- Coastal exposure zone
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
Local watch-list
What usually catches new build projects out in Harlyn.
Watch #1
AONB landscape-impact scrutiny on visible elevations
Watch #2
Coastal exposure driving fixing, render and joinery spec
Who this is for
Harlyn 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 Harlyn is its own job.
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 Harlyn drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. So every Harlyn job runs as a PL28-specific piece of work — local policy, local fabric, local builders. Most of our new build work in Harlyn lands on replacement dwellings, with detailing that has to nod to the wider St Eval 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 Harlyn.
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
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 Harlyn 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
Harlyn 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 Harlyn specifically, we'd start by checking AONB landscape sensitivity 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.
- 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.
Harlyn is part of Padstow
Harlyn sits inside the Padstow catchment — we cover both as one new build territory.
See New Builds in Padstow →Local proof — Most Harlyn homeowners come to us after a new build quote elsewhere felt vague on planning — we lead with feasibility instead.
Get a free feasibility viewOther services in Harlyn
Nearby places we cover
If you're considering a new build project in the PL28 area, our deep understanding of Harlyn's architectural character can help navigate the process smoothly.