North Cornwall · TR5
New Builds for Mithian (TR5)
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. Mithian sits in North Cornwall, and that geography ends up in the drawings — Mithian is a rural parish in the TR5 area, with farmsteads, lanes and scattered homes defining its built character, with a building stock that leans toward rural cottages and scattered modern homes.
Mithian sits in North Cornwall — covering TR5 from St Agnes, Mount Hawke, Trevellas outward.
- Cornwall AONB
- Rural / open-countryside policy area
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Free first site visit, no obligation
Our process
How a Mithian 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 proof — Our North Cornwall workload means a Mithian new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewWhat we focus on
New Builds considerations specific to Mithian.
01
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
02
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
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.
04
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
Local context
Why Mithian is its own job.
In Mithian the planning picture is specific: open-countryside policy, access lanes, drainage and agricultural building history all need to be addressed before drawings go too far. For new build specifically, 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; 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 local reading is what makes a Mithian (TR5) project different from a generic Cornwall scheme — and is the whole reason we work this way. On rural cottages in particular — the kind you'll also find toward Goonbell — the new build brief always has to read the existing fabric first.
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.
Local watch-list
The TR5 constraints that shape a new build brief.
Watch #1
AONB landscape-impact scrutiny on visible elevations
Watch #2
Tighter Local Plan tests on isolated rural dwellings
Mithian is part of St Agnes
Mithian sits inside the St Agnes catchment — we cover both as one new build territory.
See New Builds in St Agnes →Local fabric
Mithian new builds — the local-studio difference.
Building stock
Across Mithian (TR5) 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
Mithian sits in the parish of Mithian, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR5 from our studio, with regular new build jobs also running in St Agnes, Mount Hawke, Trevellas. Most Mithian site visits get booked within the same week.
Can you handle both planning and build in Mithian?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Mithian builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Mithian 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.
FAQs
Mithian New Builds — local questions answered.
- 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. In Mithian specifically, we'd start by checking AONB landscape sensitivity before committing to a direction.
- 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.
- 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.
Other services in Mithian
Nearby places we cover
Every Mithian new build we work on is treated as a TR5 job in its own right — local fabric, local policy, local builders.