Looe is one of south-east Cornwall's best-known harbour towns. East Looe and West Looe face each other across the Looe River, joined by the old bridge, with a working fishing harbour, narrow streets of historic cottages and houses climbing steeply up the valley sides. It is a lovely place to live and a popular place to own a holiday let, but it is also one of the more challenging places in Cornwall to carry out building work.
This guide explains what homeowners and holiday let owners in Looe should think about before starting a project. It is general guidance only, so always check the position for your own property with Cornwall Council.
Conservation areas and listed buildings
The historic cores of East and West Looe are protected by conservation area designation, and many older buildings are listed. This affects what you can do:
Reduced permitted development rights: in a conservation area, some changes that would elsewhere be permitted development may need planning permission, such as certain side extensions, cladding and some roof alterations.
Design and materials: new work is expected to preserve or enhance the character of the area. Windows, doors, slate roofs, render and stonework are often looked at closely.
Listed building consent: for a listed property, almost any alteration, inside or out, may need consent. Our listed building renovation guide explains how this works.
Much of the coast around Looe also falls within the Cornwall National Landscape (formerly AONB). Our guide to building in an AONB or conservation area covers both designations. Looe may also have a neighbourhood plan with policies that apply alongside Cornwall's Local Plan, so it is worth checking early.
Flood and tidal risk
Low-lying parts of Looe, particularly around the quays and the town centre on both sides of the river, are known to flood when high spring tides combine with storms and heavy rain. If your property is near the harbour or river:
Check the Environment Agency's flood maps and any history of flooding at the address.
Expect that a flood risk assessment may be needed with a planning application.
Consider flood-resilient construction, such as raised electrics, solid floors, water-resistant plasters and finishes, and non-return valves on drains.
Think about how ground-floor rooms will be used, as sleeping accommodation in high-risk areas is usually discouraged.
Our guide to flood risk and building work explains this in more detail.
Steep streets, tight access and logistics
Many Looe homes sit on narrow lanes, steps or steep hillsides with little or no vehicle access. Before any work starts, a builder will need to plan:
Deliveries: smaller vehicles, timed deliveries and storage space may be needed, especially in summer when the town is busy.
Skips and scaffolding: placing either on the highway normally needs a permit from Cornwall Council, and narrow streets may rule out a skip altogether, meaning waste is removed in smaller loads.
Hand-moving materials: where there is no vehicle access, materials may have to be carried up steps or barrowed, which adds time and cost.
Neighbours: in tightly packed terraces, scaffold access, noise and dust need careful management, and the Party Wall Act may apply. See our Party Wall Act guide.
Steep plots may also need retaining walls or stepped foundations. Our retaining walls and sloping sites guide explains the options.
Older stone buildings and the coastal climate
Much of Looe's older housing is built of local stone and slate with solid walls. These buildings need to breathe, and cement renders or impermeable paints can trap moisture. Lime render and pointing are often the right approach; see our guide to lime rendering and pointing and our stone, rendering and lime work service.
Salt air and driving rain are hard on windows, metalwork and fixings. Our guide to weatherproofing coastal homes covers suitable materials, and our damp guide explains common causes of damp in older Cornish homes.
Holiday lets and second homes
Looe has many holiday lets, and owners often want to refurbish, extend or reconfigure them. Points to consider include:
Timing: many owners prefer work in the quieter months. Our guide to building work in winter explains what can be done when.
Fire safety: paying guests bring fire safety duties, such as suitable alarms, escape routes and fire doors where needed.
Planning: changing how a property is used, or splitting or joining units, may need planning permission. Check with Cornwall Council.
Our guide to renovating a holiday let goes into more detail.
Common projects in Looe
Typical projects in and around Looe include renovating older cottages, see our guide to renovating an old Cornish cottage, loft conversions to make the most of a small footprint, kitchen and bathroom refits, and extensions on the larger plots further up the valley sides. Whatever the project, Building Regulations approval is likely for structural work; see our Building Regulations guide.
Frequently asked questions
Is my Looe home in a conservation area?
Many properties in the historic centres of East and West Looe are. Check Cornwall Council's mapping for your address before planning any external changes.
Can I extend a property in a flood risk area?
Often, yes, but you may need a flood risk assessment and a flood-resilient design. Check the Environment Agency flood maps and speak to Cornwall Council early.
Can work be done on a property with no vehicle access?
Yes. It needs more planning, smaller deliveries and more hand-moving of materials, which should be reflected in the programme and price.
Planning building work in Looe? Talk to us
Cornish Building Company works across the whole of Cornwall, including Looe and the surrounding villages. See our page for builders in Liskeard and our property renovation services. Call us on 01208 816991 or contact us to talk through your project.
