Lizard Peninsula · TR12 · Cornwall Council West
Design, planning and build for Mawgan 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. Every Mawgan project we take on begins with reading the local context — Mawgan is a rural parish in the TR12 area, with farmsteads, lanes and scattered homes defining its built character, with a building stock that leans toward rural cottages and converted barns.
Mawgan sits in Lizard Peninsula — just off the A394; covering TR12 from Helston, Breage, Ashton outward.
- Rural / open-countryside policy area
- ✓Plain-English feasibility before any drawings
- ✓Measured-survey accuracy from day one
- ✓One studio — design, planning and build under one roof
- ✓Local to Lizard Peninsula — not a national franchise
Free · No obligation
Free Mawgan feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Local proof — Recent new build enquiries from Mawgan have clustered around rural cottages — we know the route through Cornwall Council on these.
Get a free feasibility viewLocal context
Why Mawgan is its own job.
Cornwall Council's lens on Mawgan is consistent: open-countryside policy, access lanes, drainage and agricultural building history all need to be addressed before drawings go too far. 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 Mawgan project as a TR12-area job first — not a generic Cornwall job with a postcode bolted on. The rural cottages that dominate Mawgan (and continue out toward Ashton) 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 Mawgan.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
02
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
03
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
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.
Keep reading
Related TR12 pages
Mawgan is covered from our Helston run. Being a smaller place, the local detail matters more than the headline policy: lane access, neighbour proximity and what the immediate street already looks like.
Who this is for
Our footing in Lizard Peninsula
- Design and build are offered from the same studio, which means the person answering your Mawgan questions has seen the detail built.
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
- Applications for Mawgan are handled through Cornwall Council, with Truro the nearest planning office we deal with regularly.
Planning rules change and every site is different. For the final position on your address, check with Cornwall Council as the local planning authority or the Planning Portal.
Scope
Where our work starts and stops on a TR12 project
These stages can be bought separately. Most TR12 projects use three of them.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Page purpose
Drawings only, or drawings through to handover in Mawgan?
Both routes are open on a TR12 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Mawgan clients take the drawings, tender them locally, then come back to us for the build if the numbers do not stack up.
- Route one: feasibility, planning and a tender-ready technical pack
- Route two: the same pack, then the build under one contract
- Either way the survey and feasibility work is identical, so the decision can wait
- Fees quoted per stage against the TR12 scope, not as one opaque figure
Our process
How a Mawgan 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.
Quick check
Want a straight answer on whether your Mawgan project is worth pursuing?
Send a few details — we'll come back within 1 working day with a plain-English view on planning risk, likely cost band and whether it's a project we'd take on.
Free · No obligation
Get a free feasibility view
For projects in Mawgan and the TR12 area.
Local fabric
Why Mawgan homeowners pick a local studio for new build.
Building stock
Across Mawgan (TR12) we work on farmhouses, converted barns, rural cottages, smallholdings, scattered modern homes. Each stock type drives a different new build response — rural cottages in particular needs careful detailing here.
Parish & policy
Mawgan sits in the parish of Mawgan, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR12 from our studio, with regular new build jobs also running in Helston, Breage, Ashton. Most Mawgan site visits get booked within the same week.
How quickly can you visit a Mawgan site?
Usually within the same week. Mawgan (TR12) is on our regular Lizard Peninsula run, alongside Helston, Breage, Ashton. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Mawgan 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 Mawgan 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.
- We live in the house. Can a new build in Mawgan be done while we stay put?
- Usually yes for single-storey and rear work, with a temporary kitchen or bathroom arrangement agreed before the start. Whole-house remodels and roof work in Mawgan are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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 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.
- 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.
Mawgan is part of Helston
Mawgan sits inside the Helston catchment — we cover both as one new build territory.
See New Builds in Helston →Other services in Mawgan
Nearby places we cover
In short: take the drawings and run your own build in Mawgan, or keep it under one contract. Both routes start the same way. For the final position on any address, Cornwall Council or the Planning Portal is the place to confirm it.
Book a site visit in the TR12 area Truro handles the planning end for TR12.
Free · No obligation
Book a free visit in Mawgan
No obligation. Reply usually same working day.