South Cornwall · PL22 · Cornwall Council Central
One studio for new build in Lerryn
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. Lerryn sits in South Cornwall, and that geography ends up in the drawings — Lerryn is a creekside settlement in the PL22 area, with waterside homes, wooded valleys and narrow-lane access shaping the brief, with a building stock that leans toward boat sheds and waterside homes.
Lerryn sits in South Cornwall — just off the A39; covering PL22 from Lostwithiel, St Winnow, Lanlivery outward.
- Conservation Area
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
- ✓One studio — design, planning and build under one roof
- ✓Local to South Cornwall — not a national franchise
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Free Lerryn feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Page purpose
Drawings only, or drawings through to handover in Lerryn?
Both routes are open on a PL22 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Lerryn 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 PL22 scope, not as one opaque figure
Scope
Scope options for Lerryn clients
Clients in Lerryn take different slices of this list, and that is deliberate.
Full design and build
One contract from first sketch to handover, with the same team on paper and on site.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
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.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Local watch-list
The PL22 constraints that shape a new build brief.
Watch #1
Conservation Area controls on materials, window proportions and roof form through central Lerryn
Watch #2
Party Wall notices and shallow roof voids typical of creekside cottages in the PL22 district
Who this is for
Straight facts about working with us here
- Applications for Lerryn are handled through Cornwall Council, with Truro the nearest planning office we deal with regularly.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- 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.
What we focus on
New Builds considerations specific to Lerryn.
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.
Quick check
Want a straight answer on whether your Lerryn 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 Lerryn and the PL22 area.
Local context
Why Lerryn is its own job.
Two things shape a Lerryn application: parish character and policy. On policy — creekside ecology, flood risk, trees and views across the water often matter as much as the building form itself. For new build specifically, parts of Lerryn sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape. Get that local reading right and the rest of the Lerryn programme tends to run on time. On boat sheds in particular — the kind you'll also find toward Sweetshouse — 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.
Our process
How a Lerryn 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
Lerryn 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 Lerryn specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- We live in the house. Can a new build in Lerryn 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 Lerryn are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
- 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.
Lerryn is part of Lostwithiel
Lerryn sits inside the Lostwithiel catchment — we cover both as one new build territory.
See New Builds in Lostwithiel →Keep reading
Where to go next from Lerryn
Lerryn 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.
Other services in Lerryn
Nearby places we cover
From initial feasibility to final handover, we manage new build projects across Lerryn with careful attention to what makes South Cornwall unique. Parish-level consultation in Lerryn is worth planning for, not reacting to.
Drawings only, or the full Lerryn build? Bring the deeds, we will bring the survey kit for the new build.
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