Mid Cornwall · PL30 · Cornwall Council Mid
Bespoke New Builds in Lanlivery
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. A Lanlivery brief starts on the street, not the screen — Lanlivery is a rural parish in the PL30 area, with farmsteads, lanes and scattered homes defining its built character, with a building stock that leans toward converted barns and smallholdings.
Lanlivery sits in Mid Cornwall — just off the A390; covering PL30 from Lostwithiel, Lerryn, St Winnow outward.
- Rural / open-countryside policy area
- ✓Local to Mid Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
- ✓Measured-survey accuracy from day one
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Free Lanlivery feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Local watch-list
Local snags worth knowing before drawing a Lanlivery new build.
Watch #1
Local Plan tests on isolated dwellings, plus lane access for plant and deliveries around Lanlivery
Who this is for
In Lanlivery 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.
Scope
The parts of the job we can take on in Lanlivery
These stages can be bought separately. Most PL30 projects use three of them.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
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.
Full design and build
One contract from first sketch to handover, with the same team on paper and on site.
Who this is for
What we can genuinely back up in Lanlivery
- Design and build are offered from the same studio, which means the person answering your Lanlivery questions has seen the detail built.
- Applications for Lanlivery are handled through Cornwall Council, with St Austell the nearest planning office we deal with regularly.
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
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.
Keep reading
Other work we do around Lanlivery
Lanlivery is covered from our Lostwithiel 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.
Page purpose
Drawings only, or drawings through to handover in Lanlivery?
Both routes are open on a PL30 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Lanlivery 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 PL30 scope, not as one opaque figure
Local context
Why Lanlivery is its own job.
Open-countryside policy, access lanes, drainage and agricultural building history all need to be addressed before drawings go too far. 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. So every Lanlivery job runs as a PL30-specific piece of work — local policy, local fabric, local builders. Most of our new build work in Lanlivery lands on converted barns, with detailing that has to nod to the wider Lerryn 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 Lanlivery.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
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
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
Quick check
Want a straight answer on whether your Lanlivery 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.
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Get a free feasibility view
For projects in Lanlivery and the PL30 area.
Our process
How a Lanlivery 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
Lanlivery New Builds — local questions answered.
- 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. In Lanlivery specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- We live in the house. Can a new build in Lanlivery 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 Lanlivery 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.
- 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.
Lanlivery is part of Lostwithiel
Lanlivery sits inside the Lostwithiel catchment — we cover both as one new build territory.
See New Builds in Lostwithiel →Local proof — We typically have one or two new build jobs live in the PL30 area at any time, so the local planning officers know our drawings on sight.
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Nearby places we cover
A Lanlivery new build can be bought in stages, and most clients decide the build route after feasibility. Lane access and rural policy tests shape what is realistic on an isolated plot.
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