East Cornwall · PL12
One studio for new build in Landrake
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. Working in Landrake means starting from the PL12 context — Landrake is a commuter village in the PL12 area, with everyday family housing, edge-of-village plots and quick routes to its parent town, with a building stock that leans toward bungalows and older cottages.
Landrake sits in East Cornwall — covering PL12 from Saltash, Hatt, Tideford outward.
- Rural / open-countryside policy area
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
Our process
How a Landrake 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 Landrake homeowners come to us after a new build quote elsewhere felt vague on planning — we lead with feasibility instead.
Get a free feasibility viewWhat we focus on
New Builds considerations specific to Landrake.
01
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
02
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
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.
Local context
Why Landrake is its own job.
Two things shape a Landrake application: parish character and policy. On policy — applications here usually turn on neighbour amenity, parking, overlooking and whether new work fits the rhythm of existing streets. For new build specifically, 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. Get that local reading right and the rest of the Landrake programme tends to run on time. On bungalows in particular — the kind you'll also find toward St Germans — 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
Local snags worth knowing before drawing a Landrake new build.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Landrake is part of Saltash
Landrake sits inside the Saltash catchment — we cover both as one new build territory.
See New Builds in Saltash →Local fabric
What sets a Landrake new build brief apart.
Building stock
Across Landrake (PL12) we work on post-war semis, bungalows, modern estates, older cottages, garden infill plots. Each stock type drives a different new build response — bungalows in particular needs careful detailing here.
Parish & policy
Landrake sits in the parish of Landrake, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL12 from our studio, with regular new build jobs also running in Saltash, Hatt, Tideford. Most Landrake site visits get booked within the same week.
Can you handle both planning and build in Landrake?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Landrake builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Landrake 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
Landrake 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 Landrake specifically, we'd start by checking the latest parish-level planning history 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 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.
- 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.
Other services in Landrake
Nearby places we cover
If you're balancing ambition against PL12 planning realism, our Landrake new build work threads that needle without the usual drama.