North Cornwall · EX23 · Cornwall Council North
Planning Applications in Coombe Valley
We prepare and submit planning applications to Cornwall Council and, where relevant, the Isles of Scilly authority — handling drawings, statements, validation queries and officer negotiation from start to determination. The Coombe Valley version of this work has its own character — Coombe Valley is a small rural hamlet in the EX23 area, with scattered homes, lanes and a deliberately quiet settlement pattern, with a building stock that leans toward converted barns and small infill homes.
Coombe Valley sits in North Cornwall — just off the A39; covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓Local to North Cornwall — not a national franchise
- ✓Same team on paper as on site
- ✓Fixed-fee planning packages, no surprise invoices
- ✓Measured-survey accuracy from day one
Free · No obligation
Free Coombe Valley feasibility call
Tell us about your planning application. We reply within 1 working day — no obligation.
Who this is for
In Coombe Valley the planning application 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
Coombe Valley-specific issues we screen on the first visit.
Watch #1
Local Plan tests on isolated dwellings, plus lane access for plant and deliveries around Coombe Valley
Watch #2
Party Wall notices and shallow roof voids typical of cottages in the EX23 district
Local proof — Our North Cornwall workload means a Coombe Valley planning application project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewFAQs
Coombe Valley Planning — local questions answered.
- What's the difference between full planning and householder?
- Householder covers extensions, outbuildings and alterations to a single dwelling. Full planning is needed for new dwellings, change of use, and anything affecting curtilage subdivision. We'll confirm which route fits at first review. In Coombe Valley specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- What if the council asks for more information after submission?
- Common, and usually fixable. Validation requests, ecology comments, highways queries and design tweaks all get handled by us inside the application — no extra fee unless the scope changes substantially.
- Do I need to consult my neighbours before applying?
- You don't have to — the council formally consults them — but a quiet conversation early on usually pays off. Objections from neighbours are weighed by the planning officer and can be the deciding factor on borderline schemes.
- Do you handle listed building consent?
- Yes. Listed Building Consent runs alongside planning where works affect a listed structure, including some interior alterations. The drawing detail and Heritage Statement are fundamentally different from a standard planning pack.
- Can you submit a retrospective application?
- Yes. We regularly handle retrospective applications — sometimes after enforcement contact, sometimes voluntarily before sale. Honesty in the supporting statement is the difference between approval and refusal.
- We live in the house. Can a planning application in Coombe Valley 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 Coombe Valley are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
Quick check
Want a straight answer on whether your Coombe Valley 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 Coombe Valley and the EX23 area.
Page purpose
What you actually get on a Coombe Valley planning application drawings package
This is a drawings-led service. You are buying a documented, submission-ready set for a EX23 address, not a build contract. For most Coombe Valley householders that means a measured survey, an honest feasibility view, then the drawings the council and your builder both need.
- Measured survey and existing drawings before any proposal is drawn
- A written planning route for the EX23 address, including whether permitted development is realistically available
- Proposed plans, elevations and site plan at the scales the authority expects
- Submission and validation handling, plus responses to officer queries
Keep reading
Other work we do around Coombe Valley
Coombe Valley is covered from our Bude 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 Coombe Valley
- Design and build are offered from the same studio, which means the person answering your Coombe Valley questions has seen the detail built.
- Applications for Coombe Valley are handled through Cornwall Council, with Bodmin the nearest planning office we deal with regularly.
- Drawings, planning and building regulations are all produced in-house, so a planning application 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
The parts of the job we can take on in Coombe Valley
Not every project needs every stage. On a Coombe Valley job we scope to what the site and the consent route actually require.
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.
Local context
Why Coombe Valley is its own job.
The main planning test is usually whether the proposal remains subordinate, locally detailed and acceptable on access, drainage and neighbour amenity. For planning application 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. So every Coombe Valley job runs as a EX23-specific piece of work — local policy, local fabric, local builders. Most of our planning application work in Coombe Valley lands on converted barns, with detailing that has to nod to the wider Stratton streetscape.
Planning note
Cornwall Council's planning team is among the busiest in the South West. A clean, well-documented submission moves through validation faster than a bare-minimum one.
What we focus on
Planning considerations specific to Coombe Valley.
01
Cornwall has more than thirty Conservation Areas and large stretches of AONB; planning weight on materials, mass and form is significantly higher in those zones.
02
Tree Preservation Orders, ecology surveys and neighbour consultation responses can change the validation list mid-application.
03
Article 4 directions in some parishes remove permitted development rights you'd normally rely on elsewhere.
Our process
How a Coombe Valley planning application project runs.
Step 1
Initial review
We assess constraints — Conservation Area, AONB, listed status, Article 4, TPOs, flood zone.
Step 2
Strategy
We recommend the right application type and likely fee, programme and supporting documents.
Step 3
Drawing and statement preparation
Plans, elevations, sections, block and location plans, plus DAS and any heritage or ecology input.
Step 4
Submission and validation
We upload to the Planning Portal, pay the council fee on your behalf and respond to validation requests.
Step 5
Determination
We monitor consultation, respond to officer queries and negotiate amendments where it improves the chances of approval.
Householder applications are typically eight to twelve weeks from validation; full planning runs thirteen to sixteen weeks; major or contentious schemes can take longer.
Local fabric
One EX23 studio, one planning application job — start to finish.
Building stock
Across Coombe Valley (EX23) we work on cottages, farmhouses, converted barns, bungalows, small infill homes. Each stock type drives a different planning application response — converted barns in particular needs careful detailing here.
Parish & policy
Coombe Valley sits in the parish of Coombe Valley, which matters for how parish-level consultation lands on a planning application application.
Coverage
We cover EX23 from our studio, with regular planning application jobs also running in Bude, Stratton, Poughill. Most Coombe Valley site visits get booked within the same week.
Do you work in Coombe Valley regularly?
Yes — Coombe Valley and the wider EX23 catchment are core territory. We're typically on a North Cornwall site at least once a week, so logistics are baked in, not bolted on.
Request a free visitCoombe Valley is part of Bude
Coombe Valley sits inside the Bude catchment — we cover both as one planning application territory.
See Planning in Bude →Other services in Coombe Valley
Nearby places we cover
The EX23 stretch of North Cornwall has its own rhythm; our planning application work respects it, and Cornwall Council usually responds in kind. For the final position on any address, Cornwall Council or the Planning Portal is the place to confirm it.
Book a measured survey in Coombe Valley Most Coombe Valley visits happen within the week.
Free · No obligation
Book a free visit in Coombe Valley
No obligation. Reply usually same working day.