Roseland · TR2 · Cornwall Council Mid
Design, planning and build for Veryan 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. What works on a TR2 plot rarely works elsewhere — Veryan is an inland Roseland village famous for its five circular cottages and Norman church, AONB-designated and tightly controlled in design terms, with a building stock that leans toward Victorian rectory-style houses and the famous five round cottages.
Veryan sits in Roseland — just off the A3078; covering TR2 from Portloe, Portscatho, Tregony outward.
- Conservation Area
- Cornwall AONB
- Rural / open-countryside policy area
- ✓Conservation Area experience built into the fee
- ✓30+ years of Cornwall Council approvals
- ✓Measured-survey accuracy from day one
- ✓One studio — design, planning and build under one roof
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Free Veryan feasibility call
Tell us about your new build. We reply within 1 working day — no obligation.
Who this is for
In Veryan 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.
Local watch-list
Local snags worth knowing before drawing a Veryan new build.
Watch #1
Conservation Area controls on materials, window proportions and roof form through central Veryan
Watch #2
AONB landscape-impact testing on anything read in long views across Roseland
Watch #3
Local Plan tests on isolated dwellings, plus lane access for plant and deliveries around Veryan
Watch #4
Party Wall notices and shallow roof voids typical of traditional cob and granite cottages in the TR2 district
Local proof — Most Veryan homeowners come to us after a new build quote elsewhere felt vague on planning — we lead with feasibility instead.
Get a free feasibility viewFAQs
Veryan 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 Veryan specifically, we'd start by checking the Conservation Area boundary 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.
- We live in the house. Can a new build in Veryan 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 Veryan are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
- 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.
Quick check
Want a straight answer on whether your Veryan 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 Veryan and the TR2 area.
Page purpose
Drawings only, or drawings through to handover in Veryan?
Both routes are open on a TR2 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Veryan 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 TR2 scope, not as one opaque figure
Scope
Where our work starts and stops on a TR2 project
Clients in Veryan take different slices of this list, and that is deliberate.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Planning application drawings
Existing and proposed plans, elevations, site and block plans drawn to validation standard.
Who this is for
Our footing in Roseland
- Designated-area work is routine here, so heritage and landscape statements are produced alongside the drawings rather than outsourced.
- Drawings, planning and building regulations are all produced in-house, so a new build enquiry does not get passed between firms.
- Design and build are offered from the same studio, which means the person answering your Veryan questions has seen the detail built.
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.
Keep reading
Related TR2 pages
Veryan works as a hub for us: the same new build team covers Portloe, Pendower and the surrounding TR2 villages, so a site visit here often takes in more than one address.
Local context
Why Veryan is its own job.
Cornwall Council's lens on Veryan is consistent: conservation Area covers the village core including the round houses; AONB across the parish. Isolated dwelling policy applies strictly in the surrounding countryside. For new build specifically, parts of Veryan 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; 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 Veryan project as a TR2-area job first — not a generic Cornwall job with a postcode bolted on. The Victorian rectory-style houses that dominate Veryan (and continue out toward Ruan Lanihorne) 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 Veryan.
01
Off-grid services — package treatment plants, borehole supply, off-mains gas — are common on rural Cornish plots and need designing, not assuming.
02
Self-build CIL exemption requires the right documentation in the right order; missing a step costs five-figure sums.
03
Replacement dwellings have specific volumetric tests — getting the ratio between existing footprint and proposed floor area right is the difference between approval and refusal.
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 Veryan 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 TR2.
Building stock
Across Veryan (TR2) we work on traditional cob and granite cottages, the famous five round cottages, Victorian rectory-style houses, modern AONB-sensitive infill. Each stock type drives a different new build response — Victorian rectory-style houses in particular needs careful detailing here.
Parish & policy
Veryan 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 Portloe, Portscatho, Tregony. Most Veryan site visits get booked within the same week.
How quickly can you visit a Veryan site?
Usually within the same week. Veryan (TR2) is on our regular Roseland run, alongside Portloe, Portscatho, Tregony. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitVeryan is the hub for these neighbourhoods
We run new builds across Veryan and the surrounding TR2 neighbourhoods — same studio, same site team.
Other services in Veryan
Nearby places we cover
In short: take the drawings and run your own build in Veryan, or keep it under one contract. Both routes start the same way. Applications are dealt with through Cornwall Council, with St Austell the office we deal with most for TR2.
Get the TR2 planning view before you draw St Austell handles the planning end for TR2.
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Book a free visit in Veryan
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