Mid Cornwall · TR2 · Cornwall Council Mid
One studio for planning application in Probus
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 Probus starts with a measured walk-round — Probus is a substantial inland village between Truro and St Austell, with the tallest church tower in Cornwall and a Conservation Area covering the village centre, with a building stock that leans toward post-war estates and traditional cob and granite cottages.
Probus sits in Mid Cornwall — just off the A390; covering TR2 from Grampound, Ladock, Tresillian outward.
- Conservation Area
- Rural / open-countryside policy area
- ✓Fixed-fee planning packages, no surprise invoices
- ✓Measured-survey accuracy from day one
- ✓30+ years of Cornwall Council approvals
- ✓One studio — design, planning and build under one roof
Free · No obligation
Free Probus feasibility call
Tell us about your planning application. We reply within 1 working day — no obligation.
Local proof — Recent planning application enquiries from Probus have clustered around post-war estates — we know the route through Cornwall Council on these.
Get a free feasibility viewLocal context
Why Probus is its own job.
Two things shape a Probus application: parish character and policy. On policy — conservation Area covers the village core including the church. Tregothnan Estate (the largest private estate in Cornwall) lies to the south and shapes some adjacent applications. For planning application specifically, parts of Probus sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape; 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. Get that local reading right and the rest of the Probus programme tends to run on time. On post-war estates in particular — the kind you'll also find toward Tregony — the planning application brief always has to read the existing fabric first. On older stock, the practical constraint is usually joinery, render and roof line rather than the extension itself. We draw those details out early so a planning application submission is not sent back for missing information. Confirm listing status with the local planning authority before assuming permitted development. Rural and moorland plots bring access, drainage and landscape impact into the conversation early. Agricultural conversions in particular follow their own route, and whether a building qualifies is a question for the local planning authority rather than a general rule.
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 Probus.
01
Article 4 directions in some parishes remove permitted development rights you'd normally rely on elsewhere.
02
Pre-app responses are not binding but they are a strong steer — and worth the fee on anything contentious.
03
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.
04
Tree Preservation Orders, ecology surveys and neighbour consultation responses can change the validation list mid-application.
Keep reading
Where to go next from Probus
We cover Probus and the wider TR2 district directly. Planning enquiries here are common enough that we know the constraints before the first visit.
Page purpose
What you actually get on a Probus planning application drawings package
This is a drawings-led service. You are buying a documented, submission-ready set for a TR2 address, not a build contract. For most Probus 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 TR2 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
Scope
Scope options for Probus clients
Clients in Probus 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.
Construction and technical drawings
1:10 and 1:20 details for the parts of the job builders normally have to guess at.
Who this is for
Straight facts about working with us here
- Applications for Probus are handled through Cornwall Council, with St Austell 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.
Our process
How a Probus 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 Probus 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 Probus and the TR2 area.
Local fabric
Probus planning — the local-studio difference.
Building stock
Across Probus (TR2) we work on traditional cob and granite cottages, Victorian terraces, Edwardian villas, post-war estates, modern Persimmon-style estates. Each stock type drives a different planning application response — post-war estates in particular needs careful detailing here.
Parish & policy
Probus is its own town in Mid Cornwall, with planning history that's specific to the TR2 catchment.
Coverage
We cover TR2 from our studio, with regular planning application jobs also running in Mid Cornwall. Most Probus site visits get booked within the same week.
Can you handle both planning and build in Probus?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Probus builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitFAQs
Probus Planning — local questions answered.
- 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. In Probus specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- We live in the house. Can a planning application in Probus 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 Probus are often easier if you move out for a few weeks. We set that expectation at feasibility stage rather than halfway through.
- 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.
- 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.
- 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.
Other services in Probus
Nearby places we cover
The TR2 stretch of Mid Cornwall has its own rhythm; our planning application work respects it, and Cornwall Council usually responds in kind. Lane access and rural policy tests shape what is realistic on an isolated plot.
Get a feasibility view on your Probus home Bring the deeds, we will bring the survey kit for the planning application.
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