North Cornwall · EX23
New Builds for Poundstock (EX23)
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 way we approach new build in Poundstock starts with a measured walk-round — Poundstock 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 holiday homes and replacement dwellings.
Poundstock sits in North Cornwall — covering EX23 from Bude, Stratton, Poughill outward.
- Cornwall AONB
- Coastal exposure zone
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ Same team on paper as on site
Our process
How a Poundstock 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 — Most Poundstock homeowners come to us after a new build quote elsewhere felt vague on planning — we lead with feasibility instead.
Get a free feasibility viewWhat we focus on
New Builds considerations specific to Poundstock.
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 Poundstock is its own job.
In Poundstock the planning picture is specific: coastal setting and landscape sensitivity mean rooflines, glazing, drainage and external materials need careful handling from the first sketch. 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; coastal salt-laden air around Poundstock drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. That local reading is what makes a Poundstock (EX23) project different from a generic Cornwall scheme — and is the whole reason we work this way. On holiday homes in particular — the kind you'll also find toward Flexbury — 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
Poundstock-specific issues we screen on the first visit.
Watch #1
AONB landscape-impact scrutiny on visible elevations
Watch #2
Coastal exposure driving fixing, render and joinery spec
Poundstock is part of Bude
Poundstock sits inside the Bude catchment — we cover both as one new build territory.
See New Builds in Bude →Local fabric
One EX23 studio, one new build job — start to finish.
Building stock
Across Poundstock (EX23) we work on granite cottages, rendered coastal houses, holiday homes, bungalows, replacement dwellings. Each stock type drives a different new build response — holiday homes in particular needs careful detailing here.
Parish & policy
Poundstock sits in the parish of Poundstock, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover EX23 from our studio, with regular new build jobs also running in Bude, Stratton, Poughill. Most Poundstock site visits get booked within the same week.
Can you handle both planning and build in Poundstock?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Poundstock builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Poundstock 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
Poundstock 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 Poundstock specifically, we'd start by checking AONB landscape sensitivity before committing to a direction.
- 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.
- 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 Poundstock
Nearby places we cover
The EX23 stretch of North Cornwall has its own rhythm; our new build work respects it, and Cornwall Council usually responds in kind.