Co Create Architects, architects working across Cornwall, Plymouth and Exeter, have secured planning approval for a bespoke replacement dwelling on a sensitive coastal site in Cornwall.
The project involved the demolition of an existing dwelling and its replacement with a contemporary family home, developed through a detailed and collaborative planning process. The site sits within a highly sensitive coastal environment, requiring careful consideration of landscape character, coastal vulnerability and ecological constraints.
From the outset, the design team worked closely with environmental consultants, structural engineers and specialist advisors to address the site’s location within the Cornwall Coastal Vulnerability Zone. A Coastal Vulnerability Assessment was undertaken to assess long term shoreline change and confirm that the proposed development would not increase risk to coastal processes or neighbouring land.
The approved design responds directly to the steeply sloping topography of the site. From the landward side the building reads as two storeys, aligning with neighbouring properties, while from the coastal aspect it becomes three storeys, stepping naturally with the landscape. This approach allowed the scale of the new house to be carefully controlled while maximising views and daylight.
The planning process was informed by extensive site specific technical work, including ecological surveys, arboricultural assessments and landscape input. Ecological consultants guided the design to protect and enhance local biodiversity, with integrated bat boxes, swift boxes and bee bricks included within the fabric of the building in line with Cornwall Council guidance. Arboricultural surveys shaped the layout to retain key mature trees and ensure long term landscape screening.
The design also evolved through engagement with the local parish council and planning officers, responding to pre application feedback on form, scale and appearance. Traditional pitched roofs and gabled forms were introduced to reflect local built character, while glazing levels were carefully balanced to address dark skies policy and visual impact when viewed from the water.
Material choices were informed by the surrounding landscape and National Landscapes guidance in Cornwall, with natural stone at lower levels to ground the building into its setting, and timber cladding and slate roofs forming the upper storeys. This combination creates a contemporary home that remains rooted in its coastal context.
Structural engineers played a key role in developing a solution that allowed the lower ground floor to be embedded into the slope, using a reinforced concrete structure designed to manage ground conditions while supporting the architectural intent above.ive reuse can respond to real housing needs while making better use of existing buildings.
This approval reflects a planning led approach to residential design on complex coastal sites. The project demonstrates the importance of early technical input, careful assessment of environmental constraints and ongoing dialogue with local stakeholders when working within Cornwall’s planning and landscape context.
If you are considering a new house, replacement dwelling or sensitive site in Cornwall, Plymouth or Exeter, Co Create Architects can provide early design and planning advice to help guide projects from initial feasibility through to planning and delivery.
