Temporary access road at Ratcliffe Highway, St Mary Hoo, Rochester

What was proposed

The application sought a temporary access road for construction traffic serving the approved development.

“Proposal: Construction of a temporary access road to facilitate access to the development approved under planning approval MC/24/0291”

“This application seeks planning permission for a temporary access road to facilitate access to the development site for construction traffic and use to facilitate the development of the site in accordance with planning approval MC/24/0291.”

Officer report

The site and approved scheme

The wider permission allows 44 homes, associated parking, open spaces, sustainable drainage and earthworks.

“MC/25/0147 Details pursuant to condition 3 (CEMP) and 4 (Ecology CEMP) on planning permission MC/24/0291 - full planning application for 44 new homes (use class C3) with the provision of associated parking, open spaces, SUDs and earthworks. Provision of overflow parking for Fenn Bell Conservation project and enhancement to existing access from Fenn Street on land adjacent to the Fenn Street and Ratcliffe Highway Decision: Conditions discharged Decided: July 2025”

“MC/24/0291 Full planning application for 44 new homes (use class C3) with the provision of associated parking, open spaces, SUDs and earthworks. Provision of overflow parking for Fenn Bell Conservation project and enhancement to existing access from Fenn Street on land adjacent to the Fenn Street and Ratcliffe Highway. Decision: Approved with conditions Decided: December 2024”

Officer report

Officers’ recommendation

Officers recommended approval because the access would be temporary, subject to restoration, and acceptable in design, amenity, highway and ecological terms.

“Any development will have an impact during construction and the original development permission included a condition requiring the submission of a CEMP to minimise that impact. The consideration with the application for the temporary access is whether the temporary access results in unacceptable impacts on amenity during construction.”

“The proposal, on the basis that it is a temporary construction access and will be removed with the land landscaped in accordance with approved plans within 2 years or completion of development, if sooner, is considered to be acceptable in terms of principle, design, amenity and highway aspects and with regard to all other material planning considerations.”

Officer report

Objections received

Thirteen objection letters raised concerns about visibility, large vehicles, traffic, surveys, utilities, vegetation and road safety.

“Highway safety concerns with regards to the proximity to the roundabout of the A228 and obstruction of views from street furniture. Site lines woefully inadequate for vehicles entering from the roundabout and exiting the site. Large vehicles leaving the site could take up both lanes of the carriageway. Proposal hasn’t taken into account of the additional traffic in summer holidays from Haven Holiday Park and Fenn Bell Zoo.”

“St Marys Hoo Parish Council have written to object to the temporary access with concerns about the sightlines and topographical features and road furniture. Originally proposed figures for speeds are not reflective of the real world. Road safety audit from St Mary Hoo PC has been disregarded. Neil Yates recovery have concerns about the junction design and are HGV hauliers. They suggest that a temporary access would be best off the A228.”

Officer report

Who spoke

The service manager outlined the proposal, and Councillor Spalding addressed the committee as ward councillor with objections.

Committee discussion

Members questioned the two-year period and safety, while officers explained the audit, speed testing, access arrangements and restoration.

“This record is available on our website – www.medway.gov.uk The Committee discussed the planning application noting the points raised by the Ward Councillor and the Service Manager - Development Management confirmed this would be a new temporary access point for two years while construction took place. The access that currently existed would remain and be used to serve the Zoo overflow carpark and the residential development as units completed and became occupied.”

“The Chief Planning Officer acknowledged that Members wanted a shorter amount of time for the temporary access point, however, the development may take longer than one year to complete but would be completed within 2 years. This access point would accelerate the construction work causing less impact and upheaval on existing residents. He confirmed that he would have regular meetings with the Parish Council and the Developer to discuss any issues.”

Minutes