South Cornwall · TR10
Design, planning and build for Mabe new build
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 TR10 site visit comes before a Mabe sketch, every time — Mabe is a commuter village in the TR10 area, with everyday family housing, edge-of-village plots and quick routes to its parent town, with a building stock that leans toward modern estates and bungalows.
Mabe sits in South Cornwall — covering TR10 from Penryn, Rame, Halvasso outward.
- Rural / open-countryside policy area
- ✓ Free first site visit, no obligation
- ✓ Cornwall Council regulars across every sub-area
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
Local proof — We typically have one or two new build jobs live in the TR10 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewLocal context
Why Mabe is its own job.
Cornwall Council's lens on Mabe is consistent: applications here usually turn on neighbour amenity, parking, overlooking and whether new work fits the rhythm of existing streets. 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. That's why we treat every Mabe project as a TR10-area job first — not a generic Cornwall job with a postcode bolted on. The modern estates that dominate Mabe (and continue out toward Halvasso) set the tone for any new build scheme here.
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 Mabe.
01
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
02
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
03
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
04
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
Our process
How a Mabe 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
Why Mabe homeowners pick a local studio for new build.
Building stock
Across Mabe (TR10) we work on post-war semis, bungalows, modern estates, older cottages, garden infill plots. Each stock type drives a different new build response — modern estates in particular needs careful detailing here.
Parish & policy
Mabe sits in the parish of Mabe, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR10 from our studio, with regular new build jobs also running in Penryn, Rame, Halvasso. Most Mabe site visits get booked within the same week.
How quickly can you visit a Mabe site?
Usually within the same week. Mabe (TR10) is on our regular South Cornwall run, alongside Penryn, Rame, Halvasso. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Mabe 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 Mabe specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- 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.
- 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.
- 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.
Mabe is part of Penryn
Mabe sits inside the Penryn catchment — we cover both as one new build territory.
See New Builds in Penryn →Other services in Mabe
Nearby places we cover
Most Mabe new build enquiries start with one honest conversation about what's actually allowed — and that conversation costs nothing.