North Cornwall · EX23 · Cornwall Council North
Planning for Crackington Haven (EX23)
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 way we approach planning application in Crackington Haven starts with a measured walk-round — Crackington Haven is an AONB north coast cove village under the dramatic 700-foot cliffs of Cambeak, with a tight Conservation Area at the cove and a high-end coastal property market, with a building stock that leans toward traditional cliff-cove cottages and Edwardian houses.
Crackington Haven sits in North Cornwall — just off the A39; covering EX23 from Boscastle, Widemouth Bay, Bude outward.
- Conservation Area
- Cornwall AONB
- Coastal exposure zone
- Rural / open-countryside policy area
- ✓One studio — design, planning and build under one roof
- ✓Local to North Cornwall — not a national franchise
- ✓Measured-survey accuracy from day one
- ✓Conservation Area experience built into the fee
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Free Crackington Haven feasibility call
Tell us about your planning application. We reply within 1 working day — no obligation.
Local proof — Most Crackington Haven planning application clients we work with are second-time builders — they've seen the templated approach fail once already.
Get a free feasibility viewLocal context
Why Crackington Haven is its own job.
In Crackington Haven the planning picture is specific: conservation Area covers the cove village; AONB and Heritage Coast across the parish. Cliff-edge sites and the Heritage Coast designation set the strictest controls in north Cornwall. For planning application specifically, parts of Crackington Haven 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 Crackington Haven 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. That local reading is what makes a Crackington Haven (EX23) project different from a generic Cornwall scheme — and is the whole reason we work this way. On traditional cliff-cove cottages in particular — the kind you'll also find toward Tintagel — the planning application brief always has to read the existing fabric first.
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 Crackington Haven.
01
Cornwall's Local Plan policies on second homes, holiday lets and principal residence restrictions affect what's likely to gain consent in some parishes.
02
Article 4 directions in some parishes remove permitted development rights you'd normally rely on elsewhere.
03
Pre-app responses are not binding but they are a strong steer — and worth the fee on anything contentious.
04
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.
Who this is for
Straight facts about working with us here
- Applications for Crackington Haven are handled through Cornwall Council, with Bodmin the nearest planning office we deal with regularly.
- 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 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
Scope options for Crackington Haven clients
Clients in Crackington Haven 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.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Page purpose
What you actually get on a Crackington Haven 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 Crackington Haven 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
Where to go next from Crackington Haven
Crackington Haven is covered from our Boscastle 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.
Our process
How a Crackington Haven 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.
Quick check
Want a straight answer on whether your Crackington Haven 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 Crackington Haven and the EX23 area.
Local fabric
What sets a Crackington Haven planning application brief apart.
Building stock
Across Crackington Haven (EX23) we work on traditional cliff-cove cottages, Victorian villas, Edwardian houses, 1960s coastal bungalows, modern AONB-sensitive replacement dwellings. Each stock type drives a different planning application response — traditional cliff-cove cottages in particular needs careful detailing here.
Parish & policy
Crackington Haven sits in the parish of St Gennys, 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 Boscastle, Widemouth Bay, Bude. Most Crackington Haven site visits get booked within the same week.
Can you handle both planning and build in Crackington Haven?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Crackington Haven builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitFAQs
Crackington Haven 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 Crackington Haven specifically, we'd start by checking the Conservation Area boundary 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.
- We live in the house. Can a planning application in Crackington Haven 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 Crackington Haven are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- How much does a planning application cost in Cornwall?
- Cornwall Council charges a fixed national fee — currently £258 for a householder application and £578 for a single new dwelling. Our fee for the drawings, statements and submission sits separately and depends on project complexity.
- 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.
Crackington Haven is part of Boscastle
Crackington Haven sits inside the Boscastle catchment — we cover both as one planning application territory.
See Planning in Boscastle →Other services in Crackington Haven
Nearby places we cover
A planning application in Crackington Haven stands or falls on how well it reads the street — we treat that as the design brief, not an afterthought. Exposure detailing is a spec decision, not a finish decision, on this coast.
Ready to discuss your project in Crackington Haven? We are on the A39 regularly.
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