South Cornwall · PL22
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 — 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
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.
Local proof — Our South Cornwall workload means a Lerryn new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewWhat 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.
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.
Local watch-list
The PL22 constraints that shape a new build brief.
Watch #1
Conservation Area material and fenestration controls in central Lerryn
Lerryn is part of Lostwithiel
Lerryn sits inside the Lostwithiel catchment — we cover both as one new build territory.
See New Builds in Lostwithiel →Local fabric
What sets a Lerryn new build brief apart.
Building stock
Across Lerryn (PL22) we work on creekside cottages, detached houses, boat sheds, converted barns, waterside homes. Each stock type drives a different new build response — boat sheds in particular needs careful detailing here.
Parish & policy
Lerryn sits in the parish of Lerryn, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL22 from our studio, with regular new build jobs also running in Lostwithiel, St Winnow, Lanlivery. Most Lerryn site visits get booked within the same week.
Can you handle both planning and build in Lerryn?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Lerryn builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Lerryn 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
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.
- 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.
Other services in Lerryn
Nearby places we cover
Every Lerryn new build we work on is treated as a PL22 job in its own right — local fabric, local policy, local builders.