Planning Context

Medway is growing and with the current challenging financial climate, it's important to provide more good quality homes for all.

This proposal, which includes the delivery of approximately 95 new homes, will make a meaningful contribution to Medway Council’s housing supply and help to address both local and national housing targets, including the Government’s ambition to deliver 1.5 million new homes.

Importantly, the scheme will include affordable housing, with the type, size, and tenure carefully tailored to reflect identified local needs. The development will directly contribute to alleviating housing pressures in the area - as evidenced by Medway’s current housing waiting list, which stood at 4,830 households in 2024.

The proposed development represents a sustainable and policy-compliant opportunity to deliver much-needed new homes. It will support Medway Council’s strategic growth objectives, contribute towards meeting local housing needs, and align with wider Government priorities to increase housing delivery and boost the supply of affordable homes.

The Site

The location and extent of the site is shown on the adjacent plan. The site measures approximately 5.17 ha (12.77 acres) and is comprised of agricultural land currently in use as an orchard. It is located to the south west of Cliffe adjacent to the existing settlement and south of Higham Road. To the west is the Eternal Lake Nature Reserve.   

A range of technical surveys and reports are being carried out to inform the proposals. Careful consideration is being given to the opportunities and constraints of the site to guide the design of the proposed development.

Flood risk modelling has assessed potential areas of tidal and surface water flood risk and no buildings will be located in areas at risk of flooding. Sustainable urban drainage features will be incorporated into the design to manage surface water on site and ensure there is no additional flood risk off site.

The nearby Thames Estuary and Marshes is designated as a Special Protection Area (SPA) and Ramsar.  A dedicated buffer zone along the western boundary will be maintained and enhanced to protect these ecologically sensitive areas.

The existing public right of way through the site will be retained and enhanced, ensuring it remains accessible to everyone.  

Existing boundary hedgerows and trees will be retained wherever possible to minimise impact on local wildlife and supporting Biodiversity Net Gain (BNG).

The site is sustainably located, within walking and cycling distance of existing facilities in the village. Improvements to footways will help connect the site to the rest of the village.

Bus stops nearby provide services to Higham Station less than three miles away, and Rochester station just over 5 miles away or around 30 minutes by bus, offering convenient public transport links.

Opportunities & Constraints

The adjacent plan shows the initial draft proposals. This includes approximately 95 new residential dwellings, with 25% designated as affordable housing. The homes will be carefully designed to a high standard, reflecting and complementing the existing character of Cliffe. The development will deliver a variety of homes to meet the diverse needs of the community, with a mix of dwelling sizes provided.

Vehicular access to the site will be from Higham Road to the north. The existing public footpath running through the site from Higham Road to Buckland Road will be retained and improved to enhance connectivity.

The Draft Proposals

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Highways

Highway assessment work has been completed to estimate the expected traffic arising from the proposed development. This has shown that new homes are unlikely to lead to significant traffic impacts on the nearby transport network.

A new 2.0m pedestrian footway is proposed on the north side of Higham Road, east of New Road, providing a link to Church Street. The narrowing of the road in places will reduce potential for existing informal parking close to the junction. To address this a new parking area is proposed on the Site. 

Drainage

Design for the proposed development has been carefully shaped through close collaboration with drainage experts and guided by data from the Environment Agency. This joined-up approach ensures that water is managed responsibly and sustainably across the Site.

A range of Sustainable Drainage Systems (SuDS) will be used throughout the development to manage surface water in a natural and effective way. These features could include:

  • Swales (shallow, planted channels to slow and filter water)

  • Rain gardens

  • Ponds and attenuation basins

  • Permeable paving, which allows water to soak through into the ground

These measures are designed to ensure that surface water is controlled on-site, reducing the risk of flooding and helping to protect the wider area.

Energy & Efficiency standards of the new homes

The proposed development has been designed with sustainability at its core, in line with the Medway Local Plan and wider environmental goals. Our aim is to create a low-carbon community that is well-prepared for the future.

Every new home will be equipped with an air source heat pump for efficient, low-carbon heating and hot water. In addition, where appropriate, solar panels will be installed on each property to support renewable energy generation and help keep down household energy costs.

Homes will also feature smart control systems to help residents make the most of their heating and energy use. These systems are expected to include advanced features such as detailed time and temperature zone controls and weather-responsive settings — all designed to improve comfort and energy efficiency.

To support residents, each home will come with easy-to-understand guides explaining how to get the most out of these systems, included as part of a welcome pack when they move in.

Ecology

Extensive surveys have been carried out to understand how the Site interacts with local wildlife and nearby protected habitats, particularly the Special Protection Area (SPA) to the west, which is home to sensitive bird species.

To help protect this important area, the proposals include a dedicated buffer zone between the SPA and any new development. This buffer will include areas of public open space, sustainable drainage (SuDS), and landscaping. These features are designed to provide protection and reduce any potential impact on wildlife, while also creating new habitats and boosting biodiversity.

We are also evaluating the potential biodiversity net gain the Site can provide. Early assessments indicate the development could deliver over a 10% net gain, thanks to the extensive green spaces planned across the site.