East Cornwall · PL30
New Builds Lanivet: PL30 planning, East Cornwall fabric
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. Every Lanivet project we take on begins with reading the local context — Lanivet is a village south-west of Bodmin claiming to be the geographic centre of Cornwall, with a Norman church and a tight Conservation Area at the village core, with a building stock that leans toward Edwardian houses and Victorian villas.
Lanivet sits in East Cornwall — covering PL30 from Bodmin outward.
- Conservation Area
- Rural / open-countryside policy area
- ✓ 30+ years of Cornwall Council approvals
- ✓ Cornwall Council regulars across every sub-area
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
Local proof — Most Lanivet homeowners come to us after a new build quote elsewhere felt vague on planning — we lead with feasibility instead.
Get a free feasibility viewLocal context
Why Lanivet is its own job.
Conservation Area covers the village core including the church. Bodmin and Wenford Railway and the A30 corridor shape edge-of-village development. That sets the scene before any design work begins. For new build specifically, parts of Lanivet sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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. It's the kind of detail that decides whether a Lanivet application gets approved at eight weeks or stalls in committee. The Edwardian houses that dominate Lanivet (and continue out toward Blisland) set the tone for any new build scheme here.
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 Lanivet.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
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
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 Lanivet 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
Why Lanivet homeowners pick a local studio for new build.
Building stock
Across Lanivet (PL30) we work on traditional granite cottages, Victorian villas, Edwardian houses, post-war bungalows, modern small estates. Each stock type drives a different new build response — Edwardian houses in particular needs careful detailing here.
Parish & policy
Lanivet is its own town in East Cornwall, with planning history that's specific to the PL30 catchment.
Coverage
We cover PL30 from our studio, with regular new build jobs also running in Bodmin, Blisland, Luxulyan. Most Lanivet site visits get booked within the same week.
How quickly can you visit a Lanivet site?
Usually within the same week. Lanivet (PL30) is on our regular East Cornwall run, alongside Bodmin, Blisland, Luxulyan. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Lanivet New Builds — local questions answered.
- 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. In Lanivet specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
- 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 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 Lanivet
Nearby places we cover
To sum up, our new build approach in Lanivet is built entirely around local Cornwall context, ensuring the best possible outcome for your property.