Can I build here?
PermittedNeeds checkingProblemNeeds checkingChecking…The agent hasn’t said whether it has planning permission.
Source: BradleysBuilding plot in Drakewalls
Wellpark Road, Drakewalls, Gunnislake
Building plot
£350,000View agent listing
Photo unavailable
Listed by Bradleys · checked 5 Oct 2026 · Original listing ↗
The agent hasn’t said whether it has planning permission
Get 4 documents from the agent before you offer.
Any warnings on official maps?
ClearNeeds checkingProblemNeeds checkingChecking…Ground and services
ClearNeeds checkingProblemNeeds checkingChecking…Ready to offer?
ReadyNeeds checkingUnder offerNeeds checkingChecking…Your indicative budget
£364,486–£377,464
plus 10 items still to be quoted, such as Community Infrastructure Levy (CIL), Biodiversity net gain (BNG), Section 106 obligations.
Looking up water, power, radon and ground records for this plot…
Start here
0 of 3 doneThe 3 most urgent steps for this plot.
- Get the documents from the agent
Ask Bradleys for the decision notice, the sale plan, the title plan and the services information.
- Have a solicitor check the title and access
They confirm who owns it and how you get in.
Pender Law
Property legal advice
Covers CornwallLand and new-build workContact the team
Contact details from their website, checked 2026-10-05
Parnalls Solicitors
Property legal advice
Covers CornwallLand and new-build workContact the team
Contact details from their website, checked 2026-10-05
- Ask what services can connect
Water, power and drainage can cost a lot to bring in.
The Electricity Board
Utility connections
Covers CornwallContact the team
Contact details from their website, checked 2026-10-05
Cable Connections
Utility connections
Works across the UKContact the team
Contact details from their website, checked 2026-10-05
The agent hasn’t said whether it has planning permission.
The planning reference
The listing doesn’t give a planning reference. Ask Bradleys for it.
Council: Cornwall.
Other ways to get it
Find it on the council’s website
Open Cornwall planning ↗- Search for the address or ask the agent for the reference.
- Open the Documents tab.
- Download the Decision Notice.
Upload the decision notice
We read it and explain it in plain English.
Ask Bradleys for it
The council's official letter that grants (or refuses) planning permission, with the conditions attached.
What it is
A short document from the council saying what was approved, the reference number, the date, and a numbered list of conditions. It goes with the approved drawings.
Where it comes from
The council's online planning register (search by the reference), or ask the agent.
What to check
- The type of permission: full, outline, reserved matters or permission in principle.
- What exactly is approved: number of homes, size, position.
- The date, and the time limit for starting work.
- Every condition, especially those that must be met before work starts.
Red flags
- Outline permission only: the design still needs approving.
- The time limit has passed or is close.
- Conditions needing expensive reports or road works.
- The approved drawings don't match the land being sold.
What to say when you ask
Please could you send me the planning decision notice and the approved drawings for this plot?
Sources
A map from the seller showing exactly which land is for sale.
What it is
A plan, usually with the plot outlined in red, attached to the sale particulars or the draft contract.
Where it comes from
The selling agent or the seller's solicitor.
What to check
- It matches the land shown on the title plan.
- It includes the access to the road.
- It matches the land in the planning permission.
- The boundaries on the ground match the plan.
Red flags
- The sale plan and title plan don't match.
- The access road is outside the red line.
- Only part of the land with planning permission is being sold.
What to say when you ask
Please could you send me the sale plan showing the exact boundaries of the land being sold?
Sources
The official record of who owns the land and what rights and restrictions apply.
What it is
The register lists the owner, rights over the land, restrictions (covenants) and mortgages. The title plan shows the general extent of the land.
Where it comes from
HM Land Registry online, for land in England and Wales.
Cost
A small fee per document from HM Land Registry (check the current fee on their site).
What to check
- The seller is the registered owner.
- Rights of way for you, and for others over the plot.
- Restrictive covenants, for example limits on what can be built.
- Overage or clawback, and any mortgage on the land.
Red flags
- The seller isn't the registered owner.
- A covenant that conflicts with the planning permission.
- No registered right of way to reach the plot.
- The land isn't registered at all.
What to say when you ask
Please could you send me the title register and title plan, and tell me if any of the land is unregistered?
Sources
What water, drainage, power, gas and broadband can reach the plot, and the cost of connecting.
What it is
Details from the seller about nearby connections, plus budget quotes from each network company.
Where it comes from
The selling agent first, then the water company, the electricity network operator and broadband providers.
What to check
- Where the nearest water main, sewer and electricity supply are.
- Whether connections cross land you don't own.
- Budget quotes for each connection.
Red flags
- No public sewer nearby: you may need a septic tank or treatment plant.
- Connections needing permission to cross a neighbour's land.
- A long distance to the electricity network.
What to say when you ask
Please could you tell me which services are connected or nearby, and share any connection quotes or service plans you hold?
Sources
What the government maps on plot.market show, and what they don't.
What it is
We check published maps for flood zones, conservation areas, green belt, protected trees, wildlife sites, Article 4 areas and coal-mining risk.
Where it comes from
Government and public bodies, linked on each result.
What to check
- Anything found at the map pin or across the outline.
- Whether the pin is in the right place.
Red flags
- Flood zone 2 or 3.
- A conservation area or Article 4 area: extra design rules.
- High-risk coal-mining area.
Sources
Every cost between finding the plot and moving in.
What it is
The plot, land tax, legal fees, surveys, planning and design fees, connections, the build, insurance, warranty and a contingency.
Where it comes from
Quotes from each provider; this site never guesses build costs for you.
What to check
- A quote or estimate for every line.
- A contingency for surprises.
- When each payment falls due.
Red flags
- No allowance for connections or foundations.
- No contingency.
Sources
How self-build mortgages and warranties work.
What it is
Self-build mortgages release money in stages as the build progresses. Lenders usually require a structural warranty or professional supervision.
Where it comes from
A mortgage broker who arranges self-build mortgages.
What to check
- Whether payments are released before or after each stage.
- What warranty or certificate the lender needs.
- Any extra rules for factory-built homes.
Red flags
- Assuming an ordinary mortgage will cover the build.
- No warranty arranged before building starts.
Sources
A free council list of people who want to build their own home.
What it is
Councils in England must keep a register and take it into account when planning for homes.
Where it comes from
The local council's website.
What to check
- The local connection or other criteria the council uses.
Red flags
Sources
How you would legally get on to the plot, by car and for building.
What it is
Either the plot touches a public road maintained by the council (an "adopted" road), or there is a written legal right to cross someone else's land.
Where it comes from
The title register, and the council's highways team for adopted roads.
What to check
- The plot touches an adopted road.
- Any private road has a written right of way, including for building traffic.
- Visibility splays the planning permission requires are on land you control.
Red flags
- A strip of land owned by someone else between the plot and the road.
- A right of way only "on foot".
- Planning conditions needing works on a neighbour's land.
Sources
Finding out what the ground is like before you design the foundations.
What it is
Desk checks (radon, coal mining, contamination maps) and, usually, a site investigation with trial holes.
Where it comes from
Public maps, then a ground investigation company.
What to check
- Radon levels for the area.
- Past coal or other mining.
- Clay soil near trees, made ground or past industrial use.
Red flags
- Past mining or landfill nearby.
- Large trees close to where the house would go.
- Signs of filled ground or old buildings.
Sources
Protected trees and wildlife can limit what you build and when.
What it is
Tree surveys and protected species surveys, often done for the planning application.
Where it comes from
The planning application documents, or an ecologist.
What to check
- Any Tree Preservation Orders.
- Ecology reports with the planning application.
- Conditions about wildlife or biodiversity.
Red flags
- Protected species found on or near the plot.
- Surveys that can only be repeated at certain times of year.
Sources
The rules attached to a planning permission that you must follow.
What it is
Numbered conditions on the decision notice. Some must be met before work starts ("pre-commencement"), some before you move in, and some last for ever.
Where it comes from
The decision notice.
What to check
- Which conditions must be approved before work starts.
- Which need reports or surveys, and their likely cost.
- Anything about the road access, drainage, trees or materials.
Red flags
- Work started before pre-commencement conditions were approved: the permission may not be valid.
- Conditions that need land you aren't buying.
Sources
A charge some councils make on new homes, which self-builders can usually avoid if they apply in time.
What it is
The Community Infrastructure Levy is set by each council. Self-builders who will live in the home can claim an exemption.
Where it comes from
The council's CIL pages and forms.
What to check
- Whether the council charges CIL.
- The forms needed and the order to send them.
- That the exemption is confirmed before work starts.
Red flags
- Starting any work before the exemption is confirmed.
- Selling or letting the home within the required period after completion.
Sources
Stamp Duty Land Tax in England, Land Transaction Tax in Wales, Land and Buildings Transaction Tax in Scotland.
What it is
A tax paid when you buy land, worked out from the price and your situation.
Where it comes from
Your solicitor confirms the amount and files the return.
What to check
- The amount, before you offer.
- Who files the return and when.
Red flags
- Budgeting with a calculator that assumes you are buying a finished house.
Sources
How to offer without committing before you are ready.
What it is
A written offer to the agent, "subject to contract", listing any conditions such as satisfactory searches.
Where it comes from
You, to the selling agent.
What to check
- Your offer says "subject to contract".
- You have proof of funds ready.
- You have a solicitor lined up.
Red flags
- Paying a non-refundable deposit before exchange.
- Pressure to skip searches or surveys.
Sources
Checks your solicitor orders that reveal things not on the title.
What it is
Local authority, water and drainage, environmental and, where relevant, mining searches.
Where it comes from
Your solicitor orders them.
What to check
- Road schemes, planning history and enforcement.
- Drainage and water connections.
- Contamination, flooding and mining.
Red flags
- Enforcement notices or breaches on the land.
- Contamination risk.
Sources
The two moments that make the purchase final.
What it is
At exchange you become legally bound and pay a deposit. At completion you pay the rest and the land is yours.
Where it comes from
Your solicitor handles both.
What to check
- Every check is finished before exchange.
- Insurance starts at completion.
Red flags
- Exchanging with checks still outstanding.
Sources
Insurance for the land and the build from the day you own it.
What it is
Self-build site insurance covering public liability, the works and materials.
Where it comes from
Self-build insurance providers.
What to check
- It starts at completion.
- It covers the whole build period.
Red flags
- A gap between completion and the start of cover.
Sources
Rules for safety, structure and energy, separate from planning.
What it is
Approval of your plans and inspections during the build by building control.
Where it comes from
The council's building control or a registered building control approver.
What to check
- Approval before work starts.
- Inspections booked at each stage.
Red flags
- Starting work without building regulations approval.
Sources
Notice you may need to give neighbours before building on or near the boundary.
What it is
The Party Wall etc. Act 1996 requires notice for some work on or near a shared boundary.
Where it comes from
You or a party wall surveyor.
What to check
- Whether your work is covered by the Act.
- Notice periods.
Red flags
- Digging foundations close to a neighbour's building without notice.
Sources
Why it matters
The listing tells you what the agent says. Only the council's decision notice tells you what you are allowed to build, and under which conditions.
How
Get the council's decision notice and approved drawings. Check the type of permission, what it allows and when it runs out.
Who
The council's planning register, or ask the agent.
Watch for
Outline permission and "reserved matters" are not full permission on their own. Permission can also lapse if work hasn't started in time.
Read: The planning decision notice
Who can help
PCL Planning
Planning advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Laurence Associates
Planning advice
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Flood zones, conservation areas, protected trees and wildlife sites can limit what you build or add cost.
How
See the warnings on this page, then ask about anything found.
Who
plot.market checks government maps at the map pin.
Watch for
A map pin is a point, not the whole plot. Something just over the line may still affect you.
Why it matters
The plot price is only the start. Stamp duty, legal fees, surveys, connections, the build and a contingency all add up.
How
List every cost, get quotes for the big ones, and keep money aside for surprises.
Who
You, with quotes from builders and specialists.
Watch for
Connecting water, power and drainage to a bare plot can cost thousands. Get quotes early.
Why it matters
Ordinary mortgages don't cover building a home. Self-build mortgages release money in stages and have their own conditions.
How
Speak to a self-build mortgage broker before you offer. Ask what the lender needs, such as a structural warranty.
Who
A mortgage broker who arranges self-build mortgages.
Watch for
Many lenders want a structural warranty in place, and some have extra rules for factory-built homes.
Read: Paying for land and a self-build
Who can help
We don't list a structural warranty business near here yet.
See the full directoryWhy it matters
Councils must keep a register of people who want to build their own home. It's free and shows demand in the area.
How
Search for the council's "self-build register" and fill in the form.
Who
The local council.
Why it matters
It shows exactly which land is for sale. Without it you can't be sure where the plot starts and ends.
How
Ask the agent for the sale plan and compare it with the map and the title plan.
Who
The selling agent or the seller's solicitor.
Who can help
Preston Engineering Survey
Land surveys
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
TruGrid Surveys
Land surveys
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
They show who owns the land, rights over it, restrictions (covenants) and any mortgage on it.
How
Download them from HM Land Registry, or ask the agent. Have a solicitor read them.
Who
HM Land Registry, then a property solicitor.
Watch for
Some land isn't registered yet. Then the seller's solicitor must show the old deeds.
Read: The title register and title plan
Who can help
Pender Law
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Parnalls Solicitors
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
A plot that doesn't touch a public road directly may depend on someone else's land to reach it.
How
Check the plot touches an adopted (council-maintained) road, or that a written right of way is on the title.
Who
A property solicitor; the council's highways team for which roads are adopted.
Watch for
A narrow strip owned by someone else between the plot and the road (a "ransom strip") can cost a lot to buy.
Read: Access and rights of way
Who can help
Pender Law
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Parnalls Solicitors
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Water, sewer, electricity, gas and broadband may need new connections. Some plots need their own sewage treatment.
How
Ask the agent what is connected nearby, then ask each network company for a budget quote.
Who
The water company, the electricity network operator, and broadband providers.
Watch for
If there is no public sewer, a septic tank or treatment plant must meet the Environment Agency's rules.
Who can help
Ground Consultants (percolation testing)
Off-mains drainage
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Ruddlesden Geotechnical (foul drainage)
Off-mains drainage
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Soft ground, clay near trees, old mine workings or contamination can change your foundations and your budget.
How
Ask for any ground reports. Check radon and coal-mining maps. Budget for a ground investigation.
Who
A ground investigation company or structural engineer.
Who can help
Ruddlesden Geotechnical
Ground checks
Covers CornwallWorks across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Ground Consultants
Ground checks
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Protected trees and wildlife like bats or newts can limit what you build, and some surveys can only be done in certain months.
How
Ask whether ecology or tree surveys were done for the planning permission, and what they found.
Who
An ecologist or tree surveyor.
Watch for
Some wildlife surveys can only be done at certain times of year, which can delay you by months.
Who can help
Lee Ecology
Ecology surveys
Covers CornwallWorks across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Collington Winter
Ecology surveys
Covers CornwallWorks across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Conditions on the permission can require reports, approvals or works before you can start building.
How
Read every condition on the decision notice. Note anything that must be done before work starts.
Who
You, or a planning consultant.
Who can help
PCL Planning
Planning advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Laurence Associates
Planning advice
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Some councils charge a levy on new homes. Self-builders can usually be exempt, but only if they apply before starting work.
How
Check the council's CIL page. If it applies, plan the exemption forms now.
Who
The council's CIL team.
Watch for
Start work before the exemption is agreed and you can lose it and owe the full levy.
Read: The infrastructure levy (CIL) and the self-build exemption
Why it matters
Overage means paying the seller extra later, for example if you build more homes. Covenants can restrict what you build.
How
Ask the agent directly, and have your solicitor check the title and draft contract.
Who
A property solicitor.
Read: The title register and title plan
Who can help
Pender Law
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Parnalls Solicitors
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
You pay Stamp Duty Land Tax in England or Land Transaction Tax in Wales. How it applies to land depends on your situation.
How
Ask your solicitor to confirm the amount before you offer.
Who
Your solicitor, using HMRC or Welsh Revenue Authority rules.
Why it matters
Nothing is binding until contracts are exchanged. Saying "subject to contract" keeps it that way.
How
Email the agent your offer. Say what it is subject to, such as satisfactory searches or survey.
Who
You, to the selling agent.
Why it matters
Agents usually ask how you will pay before passing an offer on as serious.
How
Get a mortgage agreement in principle or a bank statement ready to share.
Who
Your bank or mortgage broker.
Read: Paying for land and a self-build
Why it matters
Land purchases have more to check than buying a house. A solicitor used to land and new builds helps.
How
Get a quote that covers land, planning and title checks.
Who
A property solicitor or licensed conveyancer.
Who can help
Pender Law
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Parnalls Solicitors
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Searches reveal things not on the title, such as road plans, drainage, contamination and mining.
How
Your solicitor orders local authority, water and drainage, environmental and (where relevant) mining searches.
Who
Your solicitor.
Why it matters
Anything unclear about boundaries, access, rights or disputes should be answered in writing.
How
Tell your solicitor everything you've found so far so they can ask about it.
Who
Your solicitor, to the seller's solicitor.
Who can help
Pender Law
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Parnalls Solicitors
Property legal advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
This is when you are legally committed. Pulling out after this usually means losing your deposit.
How
Only exchange when every check is done. You pay a deposit, often 10%.
Who
Your solicitor.
Why it matters
You pay the rest and the land becomes yours. Your solicitor pays the land tax and registers you as owner.
How
Your solicitor handles completion, the tax return and the Land Registry application.
Who
Your solicitor.
Why it matters
Bare land and building sites need cover for public liability and, once building starts, the works.
How
Get self-build site insurance before completion or on the same day.
Who
A self-build insurance provider.
Why it matters
Starting work before these are approved can make the permission invalid.
How
Apply to the council to approve the details each condition asks for. Allow weeks for decisions.
Who
You or a planning consultant, to the council.
Who can help
PCL Planning
Planning advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Laurence Associates
Planning advice
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
This must be claimed and accepted before you start. Starting first can cost you the exemption.
How
Send the council the required CIL forms, including the commencement notice, before work begins.
Who
You, to the council's CIL team.
Read: The infrastructure levy (CIL) and the self-build exemption
Why it matters
Building regulations cover safety, structure and energy. They are separate from planning permission.
How
Apply to the council's building control or a registered building control approver.
Who
Building control.
Who can help
We don't list a building control business near here yet.
See the full directoryWhy it matters
Most lenders, and future buyers, want a 10-year structural warranty on a new home.
How
Arrange it before building starts, as the warranty provider inspects during the build.
Who
A structural warranty provider.
Read: Paying for land and a self-build
Who can help
We don't list a structural warranty business near here yet.
See the full directoryWhy it matters
Connections can take months to schedule.
How
Accept quotes and book dates early.
Who
Water, electricity and broadband network companies.
Who can help
The Electricity Board
Utility connections
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Cable Connections
Utility connections
Works across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Why it matters
Building on or near a boundary, or digging close to a neighbour's building, can require formal notice.
How
Check whether the Party Wall Act applies and serve notices in time.
Who
You or a party wall surveyor.
Who can help
We don't list a party wall surveyors business near here yet.
See the full directoryPCL Planning
Planning advice
Covers CornwallLand and new-build work
Contact the team
Contact details from their website, checked 2026-10-05
Laurence Associates
Planning advice
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
We don't list a heritage & archaeology business near here yet.
See the full directoryOak Valley Tree Consultancy
Tree surveys
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Howe Tree Consultants
Tree surveys
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Lee Ecology
Ecology surveys
Covers CornwallWorks across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Collington Winter
Ecology surveys
Covers CornwallWorks across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Advance Consulting Engineers
Flood and drainage
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
EDS Consulting Engineers
Flood and drainage
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Ruddlesden Geotechnical
Ground checks
Covers CornwallWorks across the UK
Contact the team
Contact details from their website, checked 2026-10-05
Ground Consultants
Ground checks
Covers Cornwall
Contact the team
Contact details from their website, checked 2026-10-05
Plot edges not available yetExplore on map →
Agent’s description
building plot in Drakewalls, Gunnislake marketed by Bradleys (land). Asking: £350,000. The agent's particulars mention planning; read the original listing for the detail. Full particulars, photos and viewing arrangements are on Bradleys's own website.
Nearby land
Available alternatives within approximately 25 miles, based on listing locations.
