North Cornwall · PL27
St Issey new build — feasibility first, drawings second
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. On a St Issey site, the brief always meets the place — St Issey is a rural parish in the PL27 area, with farmsteads, lanes and scattered homes defining its built character, with a building stock that leans toward farmhouses and smallholdings.
St Issey sits in North Cornwall — covering PL27 from Wadebridge, Egloshayle, Chapel Amble outward.
- Rural / open-countryside policy area
- ✓ rural policy area experience built into the fee
- ✓ Cornwall Council regulars across every sub-area
- ✓ Free first site visit, no obligation
- ✓ Plain-English feasibility before any drawings
Who this is for
St Issey 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 watch-list
Common St Issey pitfalls we plan around.
Watch #1
Tighter Local Plan tests on isolated rural dwellings
Local proof — Recent new build enquiries from St Issey have clustered around farmhouses — we know the route through Cornwall Council on these.
Get a free feasibility viewFAQs
St Issey 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 St Issey specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- 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.
- 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.
Local context
Why St Issey is its own job.
Locally, 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. Which is why we scope St Issey projects parish-up, not template-down — the PL27 context shapes the design from day one. Whether the project is on farmhouses in the centre or further out toward Wadebridge, the new build response is locally tuned.
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 Issey.
01
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
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
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
04
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
Our process
How a St Issey 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 PL27.
Building stock
Across St Issey (PL27) we work on farmhouses, converted barns, rural cottages, smallholdings, scattered modern homes. Each stock type drives a different new build response — farmhouses in particular needs careful detailing here.
Parish & policy
St Issey sits in the parish of St Issey, which matters for how parish-level consultation lands on a new build application.
Coverage
We cover PL27 from our studio, with regular new build jobs also running in Wadebridge, Egloshayle, Chapel Amble. Most St Issey site visits get booked within the same week.
What does a first St Issey consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a PL27 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitSt Issey is part of Wadebridge
St Issey sits inside the Wadebridge catchment — we cover both as one new build territory.
See New Builds in Wadebridge →Other services in St Issey
Nearby places we cover
From initial feasibility to final handover, we manage new build projects across St Issey with careful attention to what makes North Cornwall unique.