North Cornwall · EX23
Design, planning and build for Shop planning application
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. A EX23 site visit comes before a Shop sketch, every time — Shop 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 farmhouses.
Shop sits in North Cornwall — covering EX23 from Bude, Stratton, Poughill outward.
- Rural / open-countryside policy area
- ✓ Plain-English feasibility before any drawings
- ✓ One studio — design, planning and build under one roof
- ✓ Local to North Cornwall — not a national franchise
- ✓ Same team on paper as on site
Local proof — Most Shop 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 Shop is its own job.
Cornwall Council's lens on Shop is consistent: 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. That's why we treat every Shop project as a EX23-area job first — not a generic Cornwall job with a postcode bolted on. The converted barns that dominate Shop (and continue out toward Poughill) set the tone for any planning application scheme here.
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 Shop.
01
Pre-app responses are not binding but they are a strong steer — and worth the fee on anything contentious.
02
Tree Preservation Orders, ecology surveys and neighbour consultation responses can change the validation list mid-application.
03
Cornwall's Local Plan policies on second homes, holiday lets and principal residence restrictions affect what's likely to gain consent in some parishes.
04
Article 4 directions in some parishes remove permitted development rights you'd normally rely on elsewhere.
Our process
How a Shop 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
Why a North Cornwall studio is the right fit for Shop planning application.
Building stock
Across Shop (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
Shop sits in the parish of Shop, 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 Shop site visits get booked within the same week.
How quickly can you visit a Shop site?
Usually within the same week. Shop (EX23) is on our regular North Cornwall run, alongside Bude, Stratton, Poughill. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Shop Planning — local questions answered.
- 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. In Shop specifically, we'd start by checking the latest parish-level planning history before committing to a direction.
- 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.
- 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 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.
- 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.
Shop is part of Bude
Shop sits inside the Bude catchment — we cover both as one planning application territory.
See Planning in Bude →Other services in Shop
Nearby places we cover
Most Shop planning application enquiries start with one honest conversation about what's actually allowed — and that conversation costs nothing.