East Cornwall · PL11
New Builds that reads Sheviock properly
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 Sheviock on the ground is half of the new build job — Sheviock is a rural parish in the PL11 area, with farmsteads, lanes and scattered homes defining its built character, with a building stock that leans toward scattered modern homes and converted barns.
Sheviock sits in East Cornwall — covering PL11 from Torpoint, Millbrook, Antony outward.
- Rural / open-countryside policy area
- ✓ Measured-survey accuracy from day one
- ✓ One studio — design, planning and build under one roof
- ✓ Local to East Cornwall — not a national franchise
- ✓ Same team on paper as on site
Local watch-list
The PL11 constraints that shape a new build brief.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Who this is for
Sheviock 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.
Local context
Why Sheviock is its own job.
Around Sheviock (PL11), open-countryside policy, access lanes, drainage and agricultural building history all need to be addressed before drawings go too far. 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. Reading Sheviock properly up front saves more time than any drawing tool ever will. Most of our new build work in Sheviock lands on scattered modern homes, with detailing that has to nod to the wider Millbrook 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 Sheviock.
01
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
02
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
03
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
04
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
Our process
How a Sheviock 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
Sheviock 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 Sheviock 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.
- 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.
Sheviock is part of Torpoint
Sheviock sits inside the Torpoint catchment — we cover both as one new build territory.
See New Builds in Torpoint →Local proof — We typically have one or two new build jobs live in the PL11 area at any time, so the local planning officers know our drawings on sight.
Get a free feasibility viewOther services in Sheviock
Nearby places we cover
On a Sheviock site the success of a new build is decided in week one — by reading the constraints right, not by drawing them away.