North Cornwall · EX23 · Cornwall Council North
Renovations Crackington Haven: EX23 planning, North Cornwall fabric
Cornish housing stock is brilliant and infuriating in equal measure. We renovate cottages, farmhouses, mid-century homes and post-war estates — opening up layouts, fixing damp, adding light and bringing the property up to a standard worth living in. Every Crackington Haven project we take on begins with reading the local context — 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 1960s coastal bungalows 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
- ✓Plain-English feasibility before any drawings
- ✓Conservation Area experience built into the fee
- ✓Local to North Cornwall — not a national franchise
- ✓Same team on paper as on site
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Free Crackington Haven feasibility call
Tell us about your renovation. We reply within 1 working day — no obligation.
Local proof — Recent renovation enquiries from Crackington Haven have clustered around 1960s coastal bungalows — we know the route through Cornwall Council on these.
Get a free feasibility viewLocal context
Why Crackington Haven is its own job.
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. That sets the scene before any design work begins. For renovation 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. It's the kind of detail that decides whether a Crackington Haven application gets approved at eight weeks or stalls in committee. The 1960s coastal bungalows that dominate Crackington Haven (and continue out toward Bude) set the tone for any renovation scheme here.
Planning note
Most Cornish renovations don't need planning — but listed status, curtilage listing, Conservation Area designation and material changes can all change that picture.
What we focus on
Renovations considerations specific to Crackington Haven.
01
Asbestos surveys are standard for anything pre-2000 — we factor a survey into the programme before stripping out begins.
02
Listed and curtilage-listed properties need Listed Building Consent for many internal alterations that wouldn't normally need approval.
03
Older Cornish properties are often built with cob, rubble or solid granite — modern insulation strategies that work in cavity walls cause damp problems in solid construction. Breathable build-ups matter.
04
Damp in Cornish cottages is usually a moisture management problem, not a chemical injection problem — fixing the cause is cheaper long term than treating the symptom.
Page purpose
Drawings only, or drawings through to handover in Crackington Haven?
Both routes are open on a EX23 project, and the honest answer depends on whether you already have a builder you trust. Plenty of Crackington Haven clients take the drawings, tender them locally, then come back to us for the build if the numbers do not stack up.
- Route one: feasibility, planning and a tender-ready technical pack
- Route two: the same pack, then the build under one contract
- Either way the survey and feasibility work is identical, so the decision can wait
- Fees quoted per stage against the EX23 scope, not as one opaque figure
Scope
Where our work starts and stops on a EX23 project
These stages can be bought separately. Most EX23 projects use three of them.
Heritage and design statements
Written justification where designation makes the design case as important as the drawing.
Building regulation drawings
Full Plans sets with sections, construction notes and coordinated structural information.
Full design and build
One contract from first sketch to handover, with the same team on paper and on site.
Measured survey
An accurate record of what is actually there, which is where most avoidable cost is removed.
Structural coordination
Calculations coordinated with the drawings so building control sees one consistent story.
Who this is for
Our footing in North Cornwall
- 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 renovation enquiry does not get passed between firms.
- Design and build are offered from the same studio, which means the person answering your Crackington Haven questions has seen the detail built.
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.
Keep reading
Related EX23 pages
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 renovation project runs.
Step 1
Survey
Measured survey, condition assessment, services check and listed status review.
Step 2
Design
Layout options, material strategy and a clear list of what stays and what changes.
Step 3
Approvals
Listed Building Consent and building regulations as needed.
Step 4
Strip-out and works
Carefully sequenced demolition, structural works and rebuild.
Step 5
Finish and handover
Joinery, decoration, snagging and documentation pack.
Whole-house renovations typically run six to fourteen months on site; partial remodels two to four months.
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
Choosing a renovation team that actually knows EX23.
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 renovation response — 1960s coastal bungalows 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 renovation application.
Coverage
We cover EX23 from our studio, with regular renovation jobs also running in Boscastle, Widemouth Bay, Bude. Most Crackington Haven site visits get booked within the same week.
How quickly can you visit a Crackington Haven site?
Usually within the same week. Crackington Haven (EX23) is on our regular North Cornwall run, alongside Boscastle, Widemouth Bay, Bude. First visits are free and you'll get an honest feasibility view inside seven days.
Request a free visitFAQs
Crackington Haven Renovations — local questions answered.
- Do I need planning permission to renovate internally?
- Usually no — except on listed buildings, where Listed Building Consent is needed for many internal alterations. We confirm the position before any wall comes down. In Crackington Haven specifically, we'd start by checking the Conservation Area boundary before committing to a direction.
- How much does a full renovation cost in Cornwall?
- A whole-house renovation typically lands between £1,800 and £3,000 per square metre depending on condition, listed status and finish level. We survey before quoting and don't price by guesswork.
- How long does a renovation take?
- Single rooms in weeks, kitchens in two to three months, whole-house renovations in six to fourteen months depending on size and listed status.
- Can I live in the house during the work?
- Sometimes yes, often no. Single-room remodels and phased work can be liveable; whole-house renovations involving rewires, replumbing or floor lifting almost never are. We're honest about this at the brief.
- We live in the house. Can a renovation 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.
- Can you renovate and extend at the same time?
- Yes, and often it's the right call — the planning, regs and disruption all happen once instead of twice. We design and price it as a single project.
Crackington Haven is part of Boscastle
Crackington Haven sits inside the Boscastle catchment — we cover both as one renovation territory.
See Renovations in Boscastle →Other services in Crackington Haven
Nearby places we cover
Every Crackington Haven renovation we work on is treated as a EX23 job in its own right — local fabric, local policy, local builders. Parish-level consultation in St Gennys is worth planning for, not reacting to.
Scope your Crackington Haven project stage by stage Renovations enquiries here usually start with a walk round.
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