Lizard Peninsula · TR12
Design, planning and build for Predannack 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. What works on a TR12 plot rarely works elsewhere — Predannack is a moorland-edge hamlet in the TR12 area, where exposed weather, narrow lanes and rural character set the brief, with a building stock that leans toward stone cottages and small rural infill.
Predannack sits in Lizard Peninsula — covering TR12 from Mullion, Cury, Gunwalloe outward.
- Cornwall AONB
- Rural / open-countryside policy area
- ✓ Cornwall Council regulars across every sub-area
- ✓ AONB experience built into the fee
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
Local proof — Recent new build enquiries from Predannack have clustered around stone cottages — we know the route through Cornwall Council on these.
Get a free feasibility viewLocal context
Why Predannack is its own job.
Cornwall Council's lens on Predannack is consistent: rural policy, landscape impact and services such as drainage are usually the key constraints, especially outside settlement boundaries. 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; 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 Predannack project as a TR12-area job first — not a generic Cornwall job with a postcode bolted on. The stone cottages that dominate Predannack (and continue out toward Gunwalloe) 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 Predannack.
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
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
04
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
Our process
How a Predannack 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 TR12.
Building stock
Across Predannack (TR12) we work on stone cottages, farm buildings, isolated houses, converted barns, small rural infill. Each stock type drives a different new build response — stone cottages in particular needs careful detailing here.
Parish & policy
Predannack sits in the parish of Predannack, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover TR12 from our studio, with regular new build jobs also running in Mullion, Cury, Gunwalloe. Most Predannack site visits get booked within the same week.
How quickly can you visit a Predannack site?
Usually within the same week. Predannack (TR12) is on our regular Lizard Peninsula run, alongside Mullion, Cury, Gunwalloe. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Predannack 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 Predannack specifically, we'd start by checking AONB landscape sensitivity 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.
- 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.
Predannack is part of Mullion
Predannack sits inside the Mullion catchment — we cover both as one new build territory.
See New Builds in Mullion →Other services in Predannack
Nearby places we cover
Designing a new build in Predannack is as much about reading the parish as reading the brief; we do both, and the planning outcomes follow.