Ben Sinclair, head of development at Savills Chelmsford, outlines why the recent approval of the Lower Thames Crossing is a pivotal moment for south-east England. 

As the first new road over the Thames in more than 30 years, the Lower Thames Crossing (LTC) promises to transform connectivity between Essex and Kent – easing pressure on the Dartford Crossing and creating fresh opportunities for growth on both sides of the river.

The £10 billion scheme will deliver a 14.3-mile new road, including a 2.6-mile twin-bore tunnel beneath the Thames – making it the longest road tunnel in the UK. Construction is expected to begin in 2026, with the crossing scheduled to open by 2031.

Unlocking development: homes and jobs

At the heart of the LTC’s value is its potential to unlock thousands of new homes and jobs. By increasing highway capacity and improving journey reliability, the scheme is expected to release long-constrained development sites and accelerate planned growth. Government and local authority studies estimate the LTC could enable around 21,000 new homes and 25,000 jobs across Essex and Kent by the early 2030s.

This growth is likely to cluster in key areas along the A13/M25 and A2/M2 corridors, where improved accessibility can bring forward residential allocations, support urban extensions and make strategic employment land more attractive. Thurrock’s regeneration areas, Ebbsfleet Garden City and emerging mixed-use communities stand to benefit most directly.

A test for joined-up planning

The LTC crosses local authority boundaries, transport corridors, and economic zones. Its approval places renewed emphasis on the need for coordinated spatial strategies. Combined authorities, county partnerships and sub-regional frameworks like the Thames Estuary Growth Board will need to respond with vision – and pace – if the full benefits are to be realised.

For Local Plans, this is a clear moment to reassess growth potential in light of the crossing’s impact. With a Governmental emphasis on infrastructure-led delivery, those able to act strategically and collaboratively will be best placed to secure funding.

Environmental considerations

The project has not been without controversy. The development consent order process highlighted a range of environmental concerns – from the loss of habitats, including ancient woodland, to increased traffic and carbon emissions. While design changes and mitigation measures have been secured, including habitat creation and green bridges, the scheme remains a reminder that major infrastructure always involves trade-offs. Responsible planning will require careful monitoring and sustained community engagement as the project moves forward.

Conclusion

The LTC represents more than just a new road. It’s a catalyst for economic regeneration and housing delivery across Essex and Kent. But to harness its full potential, planning authorities, developers and infrastructure providers must work collaboratively – balancing opportunity with stewardship, and growth with good governance.

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