Mid Cornwall · TR2
Bespoke New Builds in Probus
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. In Probus, that work is shaped by the place itself — Probus is a substantial inland village between Truro and St Austell, with the tallest church tower in Cornwall and a Conservation Area covering the village centre, with a building stock that leans toward traditional cob and granite cottages and Victorian terraces.
- Conservation Area
- Rural / open-countryside policy area
Local context
Why Probus is its own job.
Conservation Area covers the village core including the church. Tregothnan Estate (the largest private estate in Cornwall) lies to the south and shapes some adjacent applications. For new build specifically, parts of Probus sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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 Probus project as a TR2-area job first — not a generic Cornwall job with a postcode bolted on.
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 Probus.
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
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
03
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
Our process
How a Probus 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
Probus New Builds — common questions.
- 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 Probus specifically, we'd start by checking the Conservation Area boundary 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.
- 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.
Other services in Probus
Nearby places we cover