East Cornwall · PL13 · Cornwall Council East
New Builds that reads Talland 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. The Talland version of this work has its own character — Talland is a coastal village in the PL13 area, where sea exposure, views and seasonal pressure shape most building decisions, with a building stock that leans toward holiday homes and replacement dwellings.
Talland sits in East Cornwall — just off the A38; covering PL13 from Looe, Duloe, Herodsfoot outward.
- Cornwall AONB
- Coastal exposure zone
- ✓One studio — design, planning and build under one roof
- ✓Local to East Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
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Local watch-list
Local snags worth knowing before drawing a Talland new build.
Watch #1
AONB landscape-impact testing on anything read in long views across East Cornwall
Watch #2
Exposure detailing on granite cottages — fixings, render systems and joinery specified for salt-laden air
Watch #3
Party Wall notices and shallow roof voids typical of granite cottages in the PL13 district
Who this is for
In Talland the new build brief is almost always a private homeowner improving a forever home — so we lead with feasibility and long-term value, not show-home rhetoric.
Page purpose
Drawings only, or drawings through to handover in Talland?
Both routes are open on a PL13 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Talland 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 PL13 scope, not as one opaque figure
Keep reading
Other work we do around Talland
Talland is covered from our Looe 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
What we can genuinely back up in Talland
- Design and build are offered from the same studio, which means the person answering your Talland 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.
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
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
The parts of the job we can take on in Talland
Clients in Talland take different slices of this list, and that is deliberate.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Local context
Why Talland is its own job.
Around Talland (PL13), coastal setting and landscape sensitivity mean rooflines, glazing, drainage and external materials need careful handling from the first sketch. For new build specifically, 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 Talland drives detailing choices — fixings, render systems and timber treatments all need to be specified for exposure. Reading Talland properly up front saves more time than any drawing tool ever will. Most of our new build work in Talland lands on holiday homes, with detailing that has to nod to the wider Duloe 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 Talland.
01
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
02
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
03
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
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.
Quick check
Want a straight answer on whether your Talland 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.
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Get a free feasibility view
For projects in Talland and the PL13 area.
Our process
How a Talland 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
Talland New Builds — local questions answered.
- 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. In Talland specifically, we'd start by checking AONB landscape sensitivity before committing to a direction.
- 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.
- 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.
- We live in the house. Can a new build in Talland 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 Talland are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
Talland is part of Looe
Talland sits inside the Looe catchment — we cover both as one new build territory.
See New Builds in Looe →Local proof — Our East Cornwall workload means a Talland new build project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewOther services in Talland
Nearby places we cover
If you're considering a new build project in the PL13 area, our deep understanding of Talland's architectural character can help navigate the process smoothly. rendered coastal houses in particular need a tailored structural answer.
Take an honest look at your Talland options Drawings now, build later, is a perfectly normal route.
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