South Cornwall · PL23 · Cornwall Council Central
New Builds Polruan: PL23 planning, South Cornwall fabric
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 PL23 plot rarely works elsewhere — Polruan sits opposite Fowey across the river, accessible by passenger ferry, with a tightly packed slate-cottage village clinging to the cliffs above the harbour, with a building stock that leans toward Victorian villas above the village and fishermen's terraces.
Polruan sits in South Cornwall — just off the A39; covering PL23 from Fowey, Bodinnick outward.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- Rural / open-countryside policy area
- ✓Plain-English feasibility before any drawings
- ✓Conservation Area experience built into the fee
- ✓Measured-survey accuracy from day one
- ✓One studio — design, planning and build under one roof
Free · No obligation
Free Polruan feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Local proof — We typically have one or two new build jobs live in the PL23 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewLocal context
Why Polruan is its own job.
Conservation Area covers the village core; AONB and Heritage Coast across Lanteglos parish. Cliff-edge sites face strict controls and access for any build is logistically tight. That sets the scene before any design work begins. For new build specifically, parts of Polruan 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 Polruan drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure; 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. It's the kind of detail that decides whether a Polruan application gets approved at eight weeks or stalls in committee. The Victorian villas above the village that dominate Polruan (and continue out toward Fowey) 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 Polruan.
01
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
02
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
03
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
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.
Page purpose
Drawings only, or drawings through to handover in Polruan?
Both routes are open on a PL23 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Polruan 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 PL23 scope, not as one opaque figure
Scope
Where our work starts and stops on a PL23 project
Clients in Polruan take different slices of this list, and that is deliberate.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Who this is for
Our footing in South Cornwall
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
- Design and build are offered from the same studio, which means the person answering your Polruan questions has seen the detail built.
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.
Keep reading
Related PL23 pages
Polruan is covered from our Fowey 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.
Our process
How a Polruan 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 Polruan 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.
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Get a free feasibility view
For projects in Polruan and the PL23 area.
Local fabric
Why a South Cornwall studio is the right fit for Polruan new build.
Building stock
Across Polruan (PL23) we work on slate-hung cottages, fishermen's terraces, Victorian villas above the village, modern carefully detailed coastal homes. Each stock type drives a different new build response — Victorian villas above the village in particular needs careful detailing here.
Parish & policy
Polruan sits in the parish of Lanteglos, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL23 from our studio, with regular new build jobs also running in Fowey, Bodinnick, Lanreath. Most Polruan site visits get booked within the same week.
How quickly can you visit a Polruan site?
Usually within the same week. Polruan (PL23) is on our regular South Cornwall run, alongside Fowey, Bodinnick, Lanreath. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Polruan New Builds — local questions answered.
- 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. In Polruan specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
- 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.
- We live in the house. Can a new build in Polruan 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 Polruan are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
Polruan is part of Fowey
Polruan sits inside the Fowey catchment — we cover both as one new build territory.
See New Builds in Fowey →Other services in Polruan
Nearby places we cover
If you're considering a new build project in the PL23 area, our deep understanding of Polruan's architectural character can help navigate the process smoothly. Parish-level consultation in Lanteglos is worth planning for, not reacting to.
Scope your Polruan project stage by stage New Builds enquiries here usually start with a walk round.
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