South Cornwall · TR3
Bespoke New Builds in Playing Place
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. The Playing Place version of this work has its own character — Playing Place is a residential village south of Truro on the A39, with strong commuter demand and steady infill development pressure, with a building stock that leans toward Edwardian and Victorian cottages on the fringes and small modern estates.
Playing Place sits in South Cornwall — covering TR3 from Truro, Carnon Downs outward.
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
- ✓ Local to South Cornwall — not a national franchise
Local watch-list
Local snags worth knowing before drawing a Playing Place new build.
Watch #1
Parish-level character expectations that don't appear on any policy map
Who this is for
Playing Place 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.
Local context
Why Playing Place is its own job.
Outside Conservation Area and AONB. Kea parish operates active input on infill schemes; sewerage capacity has shaped some recent decisions. For new build specifically, Playing Place sits outside the headline designations, which usually gives a slightly more flexible starting point — but parish-level character still matters. So every Playing Place job runs as a TR3-specific piece of work — local policy, local fabric, local builders. Most of our new build work in Playing Place lands on Edwardian and Victorian cottages on the fringes, with detailing that has to nod to the wider Carnon Downs streetscape.
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 Playing Place.
01
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
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
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
Our process
How a Playing Place 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.
FAQs
Playing Place 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 Playing Place specifically, we'd start by checking the latest parish-level planning history 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.
- 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.
- 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.
Playing Place is part of Truro
Playing Place sits inside the Truro catchment — we cover both as one new build territory.
See New Builds in Truro →Local proof — Our South Cornwall workload means a Playing Place new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewOther services in Playing Place
Nearby places we cover
If you're considering a new build project in the TR3 area, our deep understanding of Playing Place's architectural character can help navigate the process smoothly.