West Cornwall · TR20
Ludgvan new builds — a West Cornwall studio
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. In Ludgvan, that work is shaped by the place itself — Ludgvan is a hilltop village above the A30 north-east of Penzance, with views down to Mounts Bay and a substantial fifteenth-century church at its core, with a building stock that leans toward traditional granite cottages around the church and modern infill on field-edge plots.
Ludgvan sits in West Cornwall — covering TR20 from Long Rock, Gulval outward.
- Conservation Area
- Rural / open-countryside policy area
- ✓ Free first site visit, no obligation
- ✓ Plain-English feasibility before any drawings
- ✓ Local to West Cornwall — not a national franchise
- ✓ Same team on paper as on site
Who this is for
Ludgvan 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 watch-list
Local snags worth knowing before drawing a Ludgvan new build.
Watch #1
Conservation Area material and fenestration controls in central Ludgvan
Watch #2
Tighter Local Plan tests on isolated rural dwellings
Local proof — We typically have one or two new build jobs live in the TR20 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewFAQs
Ludgvan 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 Ludgvan specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
- 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.
Local context
Why Ludgvan is its own job.
The planning backdrop in West Cornwall is real, not abstract: conservation Area covers the village core including the church; AONB lies just to the south. Active parish input on edge-of-village schemes and isolated dwelling proposals. For new build specifically, parts of Ludgvan 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. Treat the TR20 parish brief as the design brief and the Ludgvan application has somewhere to land. Whether the project is on traditional granite cottages around the church in the centre or further out toward Long Rock, the new build response is locally tuned.
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 Ludgvan.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
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
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 Ludgvan 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
Choosing a new build team that actually knows TR20.
Building stock
Across Ludgvan (TR20) we work on traditional granite cottages around the church, Victorian villas, post-war bungalows, modern infill on field-edge plots. Each stock type drives a different new build response — traditional granite cottages around the church in particular needs careful detailing here.
Parish & policy
Ludgvan is its own town in West Cornwall, with planning history that's specific to the TR20 catchment.
Coverage
We cover TR20 from our studio, with regular new build jobs also running in Long Rock, Gulval. Most Ludgvan site visits get booked within the same week.
What does a first Ludgvan consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a TR20 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitOther services in Ludgvan
Nearby places we cover
The new build jobs we're proudest of in Ludgvan are the ones where the planning route was clear before a single elevation was drawn.