North Cornwall · EX23
One studio for planning application in Stratton
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. Working in Stratton means starting from the EX23 context — Stratton is a market village in the EX23 area, acting as a local service centre for surrounding farms and hamlets, with a building stock that leans toward detached houses and stone cottages.
Stratton sits in North Cornwall — covering EX23 from Bude, Poughill, Flexbury outward.
- Conservation Area
- ✓ Same team on paper as on site
- ✓ Fixed-fee planning packages, no surprise invoices
- ✓ One studio — design, planning and build under one roof
- ✓ Local to North Cornwall — not a national franchise
Our process
How a Stratton 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 proof — Our North Cornwall workload means a Stratton planning application project never has to wait for an out-of-county team to drive down.
Get a free feasibility viewWhat we focus on
Planning considerations specific to Stratton.
01
Tree Preservation Orders, ecology surveys and neighbour consultation responses can change the validation list mid-application.
02
Cornwall's Local Plan policies on second homes, holiday lets and principal residence restrictions affect what's likely to gain consent in some parishes.
03
Article 4 directions in some parishes remove permitted development rights you'd normally rely on elsewhere.
04
Pre-app responses are not binding but they are a strong steer — and worth the fee on anything contentious.
Local context
Why Stratton is its own job.
Two things shape a Stratton application: parish character and policy. On policy — town-centre heritage, parking, shopfront character and edge-of-settlement growth all need to be balanced in applications. For planning application specifically, parts of Stratton sit within a designated Conservation Area, which means materials, fenestration and roof pitches all need to read sympathetically with the existing streetscape. Get that local reading right and the rest of the Stratton programme tends to run on time. On detached houses in particular — the kind you'll also find toward Widemouth Bay — 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.
Local watch-list
The EX23 constraints that shape a planning application brief.
Watch #1
Conservation Area material and fenestration controls in central Stratton
Stratton is part of Bude
Stratton sits inside the Bude catchment — we cover both as one planning application territory.
See Planning in Bude →Local fabric
One EX23 studio, one planning application job — start to finish.
Building stock
Across Stratton (EX23) we work on stone cottages, Victorian terraces, shops with flats above, detached houses, edge estates. Each stock type drives a different planning application response — detached houses in particular needs careful detailing here.
Parish & policy
Stratton sits in the parish of Stratton, 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, Poughill, Flexbury. Most Stratton site visits get booked within the same week.
Can you handle both planning and build in Stratton?
Yes — design, planning, building regs and full construction run under one roof. For clients with an existing Stratton builder we can stop at a tender-ready Full Plans pack instead.
Request a free visitWho this is for
Stratton runs the full mix — owner-occupier, holiday-let, commercial and the occasional smallholding — so we scope every planning application enquiry from the use-class up.
FAQs
Stratton 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 Stratton specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- 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.
- 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.
Other services in Stratton
Nearby places we cover
If you're balancing ambition against EX23 planning realism, our Stratton planning application work threads that needle without the usual drama.