Mid Cornwall · PL30
One studio for new build in Redmoor
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. Redmoor sits in Mid Cornwall, and that geography ends up in the drawings — Redmoor is a china-clay village in the PL30 area, with workers housing, industrial landscape and practical family homes forming the local pattern, with a building stock that leans toward terraced houses and bungalows.
Redmoor sits in Mid Cornwall — covering PL30 from Lostwithiel, Lerryn, St Winnow outward.
- Rural / open-countryside policy area
- ✓ One studio — design, planning and build under one roof
- ✓ Local to Mid Cornwall — not a national franchise
- ✓ rural policy area experience built into the fee
- ✓ Same team on paper as on site
Our process
How a Redmoor 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 — We typically have one or two new build jobs live in the PL30 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewWhat we focus on
New Builds considerations specific to Redmoor.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
02
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
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.
Local context
Why Redmoor is its own job.
Two things shape a Redmoor application: parish character and policy. On policy — ground conditions, drainage, former industrial land and simple robust materials tend to shape the design and technical brief. For new build specifically, 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. Get that local reading right and the rest of the Redmoor programme tends to run on time. On terraced houses in particular — the kind you'll also find toward Lanlivery — 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
Redmoor-specific issues we screen on the first visit.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Redmoor is part of Lostwithiel
Redmoor sits inside the Lostwithiel catchment — we cover both as one new build territory.
See New Builds in Lostwithiel →Local fabric
Redmoor new builds — the local-studio difference.
Building stock
Across Redmoor (PL30) we work on workers cottages, terraced houses, post-war estates, bungalows, former industrial plots. Each stock type drives a different new build response — terraced houses in particular needs careful detailing here.
Parish & policy
Redmoor sits in the parish of Redmoor, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL30 from our studio, with regular new build jobs also running in Lostwithiel, Lerryn, St Winnow. Most Redmoor site visits get booked within the same week.
Can you handle both planning and build in Redmoor?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Redmoor builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Redmoor 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
Redmoor New Builds — local questions answered.
- 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. In Redmoor specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- 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.
- 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.
- 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.
Other services in Redmoor
Nearby places we cover
Every Redmoor new build we work on is treated as a PL30 job in its own right — local fabric, local policy, local builders.