Planning Permission and Strategy in Redhill

Our work around Redhill

Redhill (RH1) is one of the Surrey towns we cover, about 17 miles east of Guildford. Close by, our coverage also takes in Reigate, Horley and Caterham. Redhill is part of England’s South East region.

Projects we can take on around Redhill include sites that need a fresh planning strategy, sites where the layout needs to change and in-principle consents that still need detailed approval. Because Redhill is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).

Tell us about the site near Redhill and we will explain how we would take it forward.

Our approach in Redhill

Honest about risk

No one can guarantee planning permission. We tell you plainly where the risks sit, what could be done about them and when a site is unlikely to succeed.

Planned around buildable homes

As part of the S&K Group, a construction and property group, we shape schemes around homes that can be built and delivered, not just consented.

Your legal fees covered

On option and promotion agreements we pay your reasonable legal fees, with the amount agreed in the heads of terms before you instruct a solicitor.

Technical work commissioned

Ecology, drainage, highways, flood risk, heritage and ground conditions, as the site requires. We brief each consultant and check their findings against the planning case.

Planning in Redhill: the English rules

Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Redhill may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.

In England, applications are judged against the National Planning Policy Framework and the council's Local Plan. Most applications must also deliver biodiversity net gain, and larger schemes usually involve a Section 106 agreement and, where a council charges it, the Community Infrastructure Levy. Permission in principle is an extra route available only in England.

Key rules in Redhill
National planning policy	National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance
Local planning document	Local Plan
In-principle consent	Outline planning permission, with reserved matters approved later
Land transaction tax (paid by the buyer)	Stamp Duty Land Tax (SDLT)

Your questions answered for Redhill

What is permission in principle?

Permission in principle is a route in England that settles whether a site is suitable for housing-led development, separately from the technical details, which follow in a technical details consent. It is available only in England. Scotland has planning permission in principle, which works more like an outline permission. Wales and Northern Ireland use outline applications to establish the principle.

What happens if planning permission is refused?

You can usually appeal, submit a revised application that deals with the reasons for refusal, or wait for planning policy to change. The right choice depends on the reasons given. We review the decision notice, take specialist advice where needed and explain the options. Under a promotion agreement, further planning work is funded by us on the terms set out in the agreement.

How do I find out if my land could get planning permission?

Start with the council's development plan, which shows where new homes are supported, and the planning history of the site and its surroundings. Access, flood risk, ecology and heritage also matter. Our free site appraisal reviews these factors and tells you plainly whether we think the land has prospects, and which route to planning would suit it.

How long does it take to get planning permission?

It varies with the size of the scheme, the council's workload and whether a legal agreement is needed. Small schemes usually move faster than major applications, which have longer statutory periods and often need a planning obligation. Pre-application advice and good survey work add time at the start but often save time later. We give you a realistic view for your site.

Do you take on planning and building work in Redhill?

Yes, on sites we buy, option, promote or develop in partnership in Redhill and elsewhere in Surrey, including Walton-on-Thames, Esher and Leatherhead. We do not take on planning or building work for third parties as a consultancy.