West Cornwall · TR18 · Cornwall Council West
Heamoor new build — feasibility first, drawings second
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. On a Heamoor site, the brief always meets the place — Heamoor is a residential village on the northern edge of Penzance, originally a separate hamlet, now effectively a suburb with its own primary school and parish identity, with a building stock that leans toward Victorian and Edwardian terraces and modern new-build estates.
Heamoor sits in West Cornwall — just off the A30; covering TR18 from Penzance, Madron, Gulval outward.
- ✓Cornwall Council West sub-area regulars
- ✓Free first site visit, no obligation
- ✓Plain-English feasibility before any drawings
- ✓30+ years of Cornwall Council approvals
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Free Heamoor feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Who this is for
In Heamoor 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
Heamoor-specific issues we screen on the first visit.
Watch #1
Party Wall notices and shallow roof voids typical of Victorian and Edwardian terraces in the TR18 district
Local proof — Our West Cornwall workload means a Heamoor new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewFAQs
Heamoor 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 Heamoor specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- 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.
- We live in the house. Can a new build in Heamoor 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 Heamoor are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
- 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 Heamoor 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 Heamoor and the TR18 area.
Scope
What we can draw, survey and build around Heamoor
Not every project needs every stage. On a Heamoor job we scope to what the site and the consent route actually require.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Page purpose
Drawings only, or drawings through to handover in Heamoor?
Both routes are open on a TR18 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Heamoor 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 TR18 scope, not as one opaque figure
Keep reading
Follow the chain: survey, drawings, build
Heamoor is covered from our Penzance 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
- Design and build are offered from the same studio, which means the person answering your Heamoor questions has seen the detail built.
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
- Applications for Heamoor are handled through Cornwall Council, with Truro 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 Heamoor is its own job.
Locally, within Madron parish; outside Conservation Area and AONB. Edge-of-Penzance development pressure has driven significant new estate housing in the last twenty years. For new build specifically, Heamoor sits outside the headline designations, which usually gives a slightly more flexible starting point — but parish-level character still matters. Which is why we scope Heamoor projects parish-up, not template-down — the TR18 context shapes the design from day one. Whether the project is on Victorian and Edwardian terraces in the centre or further out toward Newlyn, 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 Heamoor.
01
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
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
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
04
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
Our process
How a Heamoor 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
Choosing a new build team that actually knows TR18.
Building stock
Across Heamoor (TR18) we work on Victorian and Edwardian terraces, 1930s semis, 1960s and 1970s estates, modern new-build estates. Each stock type drives a different new build response — Victorian and Edwardian terraces in particular needs careful detailing here.
Parish & policy
Heamoor sits in the parish of Madron, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR18 from our studio, with regular new build jobs also running in Penzance, Madron, Gulval. Most Heamoor site visits get booked within the same week.
What does a first Heamoor consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a TR18 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitHeamoor is part of Penzance
Heamoor sits inside the Penzance catchment — we cover both as one new build territory.
See New Builds in Penzance →Other services in Heamoor
Nearby places we cover
For Heamoor homeowners weighing up a new build, the right starting point is honest feasibility — that's what we lead with, before any drawings. For the final position on any address, Cornwall Council or the Planning Portal is the place to confirm it.
One conversation — and a clearer Heamoor brief We know how Victorian and Edwardian terraces behave here.
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