North Cornwall · PL30
Design, planning and build for Mount 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 PL30 site visit comes before a Mount sketch, every time — Mount is a moorland-edge hamlet in the PL30 area, where exposed weather, narrow lanes and rural character set the brief, with a building stock that leans toward farm buildings and stone cottages.
Mount sits in North Cornwall — covering PL30 from Bodmin, St Breward, Washaway outward.
- Rural / open-countryside policy area
- ✓ Cornwall Council regulars across every sub-area
- ✓ rural policy area experience built into the fee
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
Local proof — Our North Cornwall workload means a Mount new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewLocal context
Why Mount is its own job.
Cornwall Council's lens on Mount is consistent: rural policy, landscape impact and services such as drainage are usually the key constraints, especially outside settlement boundaries. 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 Mount project as a PL30-area job first — not a generic Cornwall job with a postcode bolted on. The farm buildings that dominate Mount (and continue out toward Washaway) 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 Mount.
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
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
04
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
Our process
How a Mount 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 PL30.
Building stock
Across Mount (PL30) we work on stone cottages, farm buildings, isolated houses, converted barns, small rural infill. Each stock type drives a different new build response — farm buildings in particular needs careful detailing here.
Parish & policy
Mount sits in the parish of Mount, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL30 from our studio, with regular new build jobs also running in Bodmin, St Breward, Washaway. Most Mount site visits get booked within the same week.
How quickly can you visit a Mount site?
Usually within the same week. Mount (PL30) is on our regular North Cornwall run, alongside Bodmin, St Breward, Washaway. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Mount 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 Mount 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 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.
Mount is part of Bodmin
Mount sits inside the Bodmin catchment — we cover both as one new build territory.
See New Builds in Bodmin →Other services in Mount
Nearby places we cover
Most Mount new build enquiries start with one honest conversation about what's actually allowed — and that conversation costs nothing.