West Cornwall · TR20
Bespoke New Builds in Long Rock
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 Long Rock brief starts on the street, not the screen — Long Rock is a coastal village on Mounts Bay between Penzance and Marazion, much expanded by twentieth-century development along the A30 and railway corridor, with a building stock that leans toward post-war estates and converted railway-era buildings.
Long Rock sits in West Cornwall — covering TR20 from Marazion, Penzance, Gulval outward.
- Coastal exposure zone
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
Local watch-list
What usually catches new build projects out in Long Rock.
Watch #1
Coastal exposure driving fixing, render and joinery spec
Who this is for
Long Rock 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.
Local context
Why Long Rock is its own job.
Outside Conservation Area and AONB but the seafront is environmentally sensitive; flood zone constraints affect properties south of the railway line. Ludgvan parish policy applies. For new build specifically, coastal salt-laden air around Long Rock drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. So every Long Rock job runs as a TR20-specific piece of work — local policy, local fabric, local builders. Most of our new build work in Long Rock lands on post-war estates, with detailing that has to nod to the wider Gulval 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 Long Rock.
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
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 Long Rock 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
Long Rock 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 Long Rock 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 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.
Long Rock is part of Marazion
Long Rock sits inside the Marazion catchment — we cover both as one new build territory.
See New Builds in Marazion →Local proof — Recent new build enquiries from Long Rock have clustered around post-war estates — we know the route through Cornwall Council on these.
Get a free feasibility viewOther services in Long Rock
Nearby places we cover
For Long Rock homeowners weighing up a new build, the right starting point is honest feasibility — that's what we lead with, before any drawings.