Roseland · TR2
St Mawes new builds — a Roseland studio
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 Mawes site, the brief always meets the place — St Mawes sits on the Roseland Peninsula opposite Falmouth across the Carrick Roads, with a Henrician castle, ferry harbour and one of the highest property value markets in Cornwall, with a building stock that leans toward Georgian seafront houses and modern architect-designed coastal homes.
St Mawes sits in Roseland — covering TR2 from Portscatho outward.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- Rural / open-countryside policy area
- ✓ Plain-English feasibility before any drawings
- ✓ 30+ years of Cornwall Council approvals
- ✓ One studio — design, planning and build under one roof
- ✓ Local to Roseland — not a national franchise
Who this is for
St Mawes 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
Local snags worth knowing before drawing a St Mawes new build.
Watch #1
Conservation Area material and fenestration controls in central St Mawes
Watch #2
AONB landscape-impact scrutiny on visible elevations
Watch #3
Coastal exposure driving fixing, render and joinery spec
Watch #4
Tighter Local Plan tests on isolated rural dwellings
Local proof — Our Roseland workload means a St Mawes new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewFAQs
St Mawes 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 Mawes specifically, we'd start by checking the Conservation Area boundary 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.
- 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.
- 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 Mawes is its own job.
The planning backdrop in Roseland is real, not abstract: conservation Area covers the seafront and harbour; AONB and Heritage Coast across the peninsula. Tight policy resistance to second-home expansion in some Roseland parishes. For new build specifically, parts of St Mawes sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; the surrounding landscape falls inside the Cornwall Area of Outstanding Natural Beauty, so massing, height and landscape impact carry extra weight in any planning decision; coastal salt-laden air around St Mawes drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure; 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. Treat the TR2 parish brief as the design brief and the St Mawes application has somewhere to land. Whether the project is on Georgian seafront houses in the centre or further out toward Portscatho, 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 Mawes.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
02
Cornwall's housing policy increasingly favours principal residence and replacement dwelling schemes over open-market new builds in some parishes.
03
AONB and Heritage Coast designations apply to large stretches of the county; isolated new builds outside settlement boundaries face a much higher policy bar.
04
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
Our process
How a St Mawes 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
Why a Roseland studio is the right fit for St Mawes new build.
Building stock
Across St Mawes (TR2) we work on Georgian seafront houses, Victorian villas, Edwardian villas above the harbour, modern architect-designed coastal homes. Each stock type drives a different new build response — Georgian seafront houses in particular needs careful detailing here.
Parish & policy
St Mawes is its own town in Roseland, with planning history that's specific to the TR2 catchment.
Coverage
We cover TR2 from our studio, with regular new build jobs also running in Portscatho. Most St Mawes site visits get booked within the same week.
What does a first St Mawes consultation cost?
Nothing. We come to the property, walk the site, talk through what works on a TR2 plot and follow up with a written feasibility note inside a week — no obligation either way.
Request a free visitOther services in St Mawes
Nearby places we cover
From initial feasibility to final handover, we manage new build projects across St Mawes with careful attention to what makes Roseland unique.