North Cornwall · PL30 · Cornwall Council North
Design, planning and build for St Breward 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. A PL30 site visit comes before a St Breward sketch, every time — St Breward is a moorland-edge hamlet in the PL30 area, where exposed weather, narrow lanes and rural character set the brief, with a building stock that leans toward converted barns and isolated houses.
St Breward sits in North Cornwall — just off the A39; covering PL30 from Bodmin, Washaway, Nanstallon outward.
- Rural / open-countryside policy area
- ✓Free first site visit, no obligation
- ✓Local to North Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
Free · No obligation
Free St Breward feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Local proof — Our North Cornwall workload means a St Breward new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewLocal context
Why St Breward is its own job.
Cornwall Council's lens on St Breward is consistent: rural policy, landscape impact and services such as drainage are usually the key constraints, especially outside settlement boundaries. 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. That's why we treat every St Breward project as a PL30-area job first — not a generic Cornwall job with a postcode bolted on. The converted barns that dominate St Breward (and continue out toward Nanstallon) 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 St Breward.
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
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.
Keep reading
Related PL30 pages
St Breward is covered from our Bodmin run. Being a smaller place, the local detail matters more than the headline policy: lane access, neighbour proximity and what the immediate street already looks like.
Who this is for
Our footing in North Cornwall
- Applications for St Breward are handled through Cornwall Council, with Bodmin the nearest planning office we deal with regularly.
- Design and build are offered from the same studio, which means the person answering your St Breward questions has seen the detail built.
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
Planning rules change and every site is different. For the final position on your address, check with Cornwall Council as the local planning authority or the Planning Portal.
Scope
Where our work starts and stops on a PL30 project
These stages can be bought separately. Most PL30 projects use three of them.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Page purpose
Drawings only, or drawings through to handover in St Breward?
Both routes are open on a PL30 project, and the honest answer depends on whether you already have a builder you trust. Plenty of St Breward clients take the drawings, tender them locally, then come back to us for the build if the numbers do not stack up.
- Route one: feasibility, planning and a tender-ready technical pack
- Route two: the same pack, then the build under one contract
- Either way the survey and feasibility work is identical, so the decision can wait
- Fees quoted per stage against the PL30 scope, not as one opaque figure
Our process
How a St Breward 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.
Quick check
Want a straight answer on whether your St Breward project is worth pursuing?
Send a few details — we'll come back within 1 working day with a plain-English view on planning risk, likely cost band and whether it's a project we'd take on.
Free · No obligation
Get a free feasibility view
For projects in St Breward and the PL30 area.
Local fabric
Choosing a new build team that actually knows PL30.
Building stock
Across St Breward (PL30) we work on stone cottages, farm buildings, isolated houses, converted barns, small rural infill. Each stock type drives a different new build response — converted barns in particular needs careful detailing here.
Parish & policy
St Breward sits in the parish of St Breward, 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 Bodmin, Washaway, Nanstallon. Most St Breward site visits get booked within the same week.
How quickly can you visit a St Breward site?
Usually within the same week. St Breward (PL30) is on our regular North Cornwall run, alongside Bodmin, Washaway, Nanstallon. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
St Breward New Builds — local questions answered.
- We live in the house. Can a new build in St Breward be done while we stay put?
- Usually yes for single-storey and rear work, with a temporary kitchen or bathroom arrangement agreed before the start. Whole-house remodels and roof work in St Breward are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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 St Breward specifically, we'd start by checking the latest parish-level planning history 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.
- 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.
St Breward is part of Bodmin
St Breward sits inside the Bodmin catchment — we cover both as one new build territory.
See New Builds in Bodmin →Other services in St Breward
Nearby places we cover
For St Breward homeowners weighing up a new build, the right starting point is honest feasibility — that's what we lead with, before any drawings. Parish-level consultation in St Breward is worth planning for, not reacting to.
Book a site visit in the PL30 area Bodmin handles the planning end for PL30.
Free · No obligation
Book a free visit in St Breward
No obligation. Reply usually same working day.