North Cornwall · EX23 · Cornwall Council North
Bespoke New Builds in Poughill
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. Reading Poughill on the ground is half of the new build job — Poughill is a coastal village in the EX23 area, where sea exposure, views and seasonal pressure shape most building decisions, with a building stock that leans toward rendered coastal houses and bungalows.
Poughill sits in North Cornwall — just off the A39; covering EX23 from Bude, Stratton, Flexbury outward.
- Conservation Area
- Coastal exposure zone
- ✓One studio — design, planning and build under one roof
- ✓Local to North Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
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Free Poughill feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Local watch-list
What usually catches new build projects out in Poughill.
Watch #1
Conservation Area controls on materials, window proportions and roof form through central Poughill
Watch #2
Exposure detailing on granite cottages — fixings, render systems and joinery specified for salt-laden air
Watch #3
Party Wall notices and shallow roof voids typical of granite cottages in the EX23 district
Who this is for
In Poughill the new build brief is almost always a private homeowner improving a forever home — so we lead with feasibility and long-term value, not show-home rhetoric.
Scope
The parts of the job we can take on in Poughill
Clients in Poughill take different slices of this list, and that is deliberate.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Who this is for
What we can genuinely back up in Poughill
- Design and build are offered from the same studio, which means the person answering your Poughill 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.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
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
Other work we do around Poughill
Poughill is covered from our Bude 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.
Page purpose
Drawings only, or drawings through to handover in Poughill?
Both routes are open on a EX23 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Poughill 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 EX23 scope, not as one opaque figure
Local context
Why Poughill is its own job.
Coastal setting and landscape sensitivity mean rooflines, glazing, drainage and external materials need careful handling from the first sketch. For new build specifically, parts of Poughill sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; coastal salt-laden air around Poughill drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. So every Poughill job runs as a EX23-specific piece of work — local policy, local fabric, local builders. Most of our new build work in Poughill lands on rendered coastal houses, with detailing that has to nod to the wider Stratton 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 Poughill.
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
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
04
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
Quick check
Want a straight answer on whether your Poughill 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 Poughill and the EX23 area.
Our process
How a Poughill 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
Poughill New Builds — local questions answered.
- 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. In Poughill specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- We live in the house. Can a new build in Poughill 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 Poughill 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.
- 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.
- 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.
Poughill is part of Bude
Poughill sits inside the Bude catchment — we cover both as one new build territory.
See New Builds in Bude →Local proof — Recent new build enquiries from Poughill have clustered around rendered coastal houses — we know the route through Cornwall Council on these.
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Nearby places we cover
For Poughill homeowners weighing up a new build, the right starting point is honest feasibility — that's what we lead with, before any drawings. Applications are dealt with through Cornwall Council, with Bodmin the office we deal with most for EX23.
Get an honest EX23 feasibility view first Most Poughill visits happen within the week.
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