We have been made aware by residents that the third-party distribution service used to deliver our consultation newsletters experienced delays. As a result, the consultation period has been extended until the 12th of May to ensure all residents have sufficient time to review the information and provide feedback. We are currently investigating the cause of this issue with the mailing provider and sincerely apologise for any inconvenience this may have caused. Thank you for your understanding, and we encourage you to submit your comments within the extended timeframe.

Exhibition

69-71 Redehall Road, Smallfield

Welcome

Thank you for taking the time to review the information we have provided about our proposals for 69-71 Redehall Road, Smallfield.
We have provided further information about our proposals and ways to get in touch at the end of this online exhibition.

About J Group

J Group is a UK property developer with over 20 years’ experience across London and the South East. We work closely with communities, local authorities and landowners to deliver homes that genuinely fit where they’re built.
explore our projects

East Bay Mill

A long-neglected site on the banks of the River Colne, brought back to life with 19 new homes and the restoration of a Grade II listed Mill into a 3-bedroom house. Approved by Colchester Council.

Pipps Hill

A Green Belt farm site north of Basildon, where we identified the potential to redevelop previously developed land for housing. A planning application for 7–9 chalet bungalows was submitted and approved, making use of an existing lawful development certificate to support the case.

Stradbroke Grove

A well-loved bungalow transformed into a high-spec 5-bedroom, 4-bathroom home with a self-contained annexe. Delivered to the market and sold quickly

Site Location

The 7.2-acre site at 69–71 Redehall Road sits within easy walking distance of Smallfield village centre,  with its Co-op, post office, café, doctor’s surgery and pharmacy all within approximately 700 metres.

Bus stops just 110 metres from the entrance provide frequent services to Redhill, Horley and Crawley, while Horley and Gatwick mainline stations are within a short drive.

Summary of our Proposals

We propose to deliver up to 80 new homes alongside retention of the existing dwelling at 69 Redehall Road. Designed at a low density of 10 dwellings per acre, the scheme will provide a mix of 2, 3 and 4 bedroom family homes, with 50% as affordable housing – above Tandridge District Council’s policy requirement – alongside meaningful biodiversity net gain and landscaping throughout the site.

In summary, the proposal comprises:

  • Up to 80 dwellings
  • 40 market housing, 40 affordable
  • New public open space
  • New local areas of play
  • Contributions towards existing and upgrading infrastructure provision
  • Biodiversity Net Gain

Planning Overview

Tandridge District Council is under significant pressure to deliver new housing. The Council has not had an adopted Local Plan -the formal document that sets out planning policy and guides development decisions – since 2021. It currently has just 1.92 years of identified housing land supply, well below the five years required by national policy. In 2023, the Housing Delivery Test found the Council had only met 42% of its housing target, meaning fewer than half the homes needed were actually built.
Our site at 69–71 Redehall Road is what the Government’s national policy refers to as ‘grey belt’ – lower-quality Green Belt land that is already enclosed by development and makes a limited contribution to the strategic purposes of the Green Belt. Under the updated National Planning Policy Framework (NPPF), grey belt sites in areas with insufficient housing land supply are considered suitable for development. We believe that the site meets this definition.
Every new home built generates wider benefits for the local community and economy. The Home Builders Federation has developed a calculator that estimates the knock-on effects of new housing development – from economic output to community wellbeing-based on the number of homes delivered.

Wider Benefits

Support the employment of 271 people

Provide 3 apprentices, graduates or trainees

Increase open space, community sport, leisure spending by £70,200

Generate £3,510,000 towards new affordable housing

Generate £2,080,00.26 in tax revenue

Generate £487,500 towards infrastructure including £219,977.94 towards new and improved schools.

Ecology

The site comprises modified grassland, native hedgerows and scattered scrub, assessed by Surrey Wildlife Trust Ecology Services as being of low to moderate ecological value. No protected species have been identified on site. Existing hedgerows and tree lines will largely be retained. New planting and habitat creation will deliver a biodiversity net gain in excess of 10%, creating new habitats for local wildlife.

Access

Vehicles will access the development via a single new entrance onto Redehall Road, located at the centre of the western boundary, designed by engineers to accommodate refuse vehicles and emergency services. The site is also well connected by foot and cycle to Smallfield village centre, with bus stops just 110 metres away providing frequent services to Redhill, Horley and Crawley.

Timeline May 2026

We intend to submit a planning application to Tandridge District Council by May 2026.

Once submitted, Tandridge District Council will run its own statutory consultation on the planning application, during which there will be a further opportunity for local residents to submit their comments directly to the council.
At J Group, we understand that one size doesn’t fit all. Each individual project is different, and we tailor our approach to ensure that we deliver what is required in each and every circumstance. We believe it’s important to build long-term relationships with stakeholders and partners. Our reputation is built on the delivery of consistently high-quality solutions.

Thank you

For taking the time to view our proposals for new homes at 69–71 Redehall Road, Smallfield. We hope you found the information useful.
At J Group, we understand that one size doesn’t fit all. Each individual project is different, and we tailor our approach to ensure that we deliver what is required in each and every circumstance. We believe it’s important to build long-term relationships with stakeholders and partners. Our reputation is built on the delivery of consistently high-quality solutions.

Get in Touch

Please share your feedback by completing our online questionnaire after this section.

Alternatively, you can contact us at: smallfield@j-group.co.uk
From concept to delivery, design, procurement, and construction, we obtain market analysis and sales consultancy for disposal and exit options. 

69-71 Redehall Road, Smallfield— Feedback Questionnaire

  • Your feedback will shape our proposals
Scroll to Top