West Cornwall · TR17 · Cornwall Council West
Design, planning and build for Marazion 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. What works on a TR17 plot rarely works elsewhere — Marazion sits opposite St Michael's Mount across a tidal causeway and is one of Cornwall's oldest chartered towns, designated AONB for its setting, with a building stock that leans toward granite cottages and modern coastal builds.
Marazion sits in West Cornwall — just off the A30; with Truro the closest city; 3 miles from Penzance.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- ✓ Free first site visit, no obligation
- ✓ Cornwall Council West sub-area regulars
- ✓ One studio — design, planning and build under one roof
- ✓ Local to West Cornwall — not a national franchise
Who this is for
In Marazion the new build brief is almost always a private homeowner improving a forever home — so we lead with feasibility and long-term value, not show-home rhetoric.
Local watch-list
Local snags worth knowing before drawing a Marazion new build.
Watch #1
St Michael's Mount setting controls across south-facing plots
Watch #2
Conservation Area on the historic core
Watch #3
Tidal flood zone along the seafront
Watch #4
AONB-level landscape impact on rising ground behind town
Local proof — Most Marazion new build clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewFAQs
Marazion 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 Marazion specifically, we'd start by checking the Conservation Area boundary 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 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 Marazion is its own job.
Cornwall Council's lens on Marazion is consistent: the whole town centre is within the Conservation Area and the AONB; views to and from St Michael's Mount are a material planning consideration on most schemes. Roof pitches, ridge heights and seaward elevations are tightly controlled. For new build specifically, parts of Marazion sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; the surrounding landscape falls inside the Cornwall Area of Outstanding Natural Beauty, so massing, height and landscape impact carry extra weight in any planning decision; coastal salt-laden air around Marazion drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. That's why we treat every Marazion project as a TR17-area job first — not a generic Cornwall job with a postcode bolted on. The granite cottages that dominate Marazion (and continue out toward Long Rock) 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.
Recent work nearby
Behind-the-Square cottage we extended last winter used a slim glazed link to keep the original roof intact.
See more recent West Cornwall work →What we focus on
New Builds considerations specific to Marazion.
01
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
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
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
Our process
How a Marazion 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 Marazion homeowners pick a local studio for new build.
Building stock
Across Marazion (TR17) we work on granite cottages, Georgian seafront houses, Victorian villas, 1960s bungalows on Green Lane, modern coastal builds. Each stock type drives a different new build response — granite cottages in particular needs careful detailing here.
Parish & policy
Marazion is its own town in West Cornwall, with planning history that's specific to the TR17 catchment.
Coverage
We cover TR17 from our studio, with regular new build jobs also running in Penzance, Goldsithney, Perranuthnoe. Most Marazion site visits get booked within the same week.
How quickly can you visit a Marazion site?
Usually within the same week. Marazion (TR17) is on our regular West Cornwall run, alongside Penzance, Goldsithney, Perranuthnoe. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitMarazion is the hub for these neighbourhoods
We run new builds across Marazion and the surrounding TR17 neighbourhoods — same studio, same site team.
- Perranuthnoe
TR20
- Goldsithney
TR20
- Long Rock
TR20
Other services in Marazion
Nearby places we cover
Local neighbourhoods in Marazion
Designing a new build in Marazion is as much about reading the parish as reading the brief; we do both, and the planning outcomes follow.