The town of Pembroke is currently evaluating potential changes to one of its more unique historic infrastructure features — the so-called “range roads” — in light of a new state law that eases restrictions on development along certain unmaintained roads.
These are the north-south grid-style roads originally laid out in Pembroke’s early settlement era as part of a “range-township” system. The town’s planning material notes that both Third Range Road and Fourth Range Road fall within specific zoning districts (R1 and R3) and are already subject to residential development allowances.
In 2025, the New Hampshire legislature passed amendments (for example via SB 281) to RSA 674:41 that remove one of the key hurdles to new building permits on roads classified as Class VI (public roads that municipalities do not maintain). Under the new approach:
The requirement that the local governing body vote to authorize building permits on Class VI roads is being replaced with a waiver model.
Applicants must record a waiver indicating they acknowledge: the municipality will not maintain the road nor assume liability; and they must show the lot and structures are insurable.
Other land-use regulations still apply (zoning, frontage, etc.).
The town’s Range Roads Subcommittee (a sub-group of the Planning Board) is actively working on the “Range Roads Policy” with the Central New Hampshire Regional Planning Commission (CNHRPC).
A public forum was scheduled for Monday, November 17, 2025 at 6:30 p.m. in the auditorium of Pembroke Academy (209 Academy Rd., Pembroke) to solicit public input on development pressures, housing, and the future of the range roads.
The town has posted the latest presentation material titled “Range Roads Presentation 2025,” which contains cost-estimates, build-out analysis, zoning context, and development case-studies (eg: a previous subdivision proposal on 4th Range Road) in the road-upgrade context.
Road maintenance & liability: Class VI roads in Pembroke currently enjoy limited public maintenance. Town ordinance Chapter 185 imposes seasonal restrictions on heavy vehicles on unmaintained Class VI roads. With more development, questions arise about who pays for upgrades and how liability is handled.
Development vs. character: The presentation notes that conventional subdivisions on range roads can proceed without road upgrades — but resulting layouts may diverge significantly from the town’s existing character.
Zoning/density: The presentation outlines that in the zoning districts covering the range roads (R1, R3), residential development is permitted. However, densities, especially in sewered/number-of-lots scenarios, vary.
Public input & policy direction: The upcoming forum is intended to shape the town’s vision, and possibly influence amendments to regulations or road-upgrade requirements. The Subcommittee’s page emphasizes that public input will “help inform future decision-making, policy changes, and/or regulation amendments.”
For homeowners, developers and town officials alike, the combination of the state-law change and the local process in Pembroke signals a transition point. If Pembroke chooses to adopt a formal policy (or amend its existing one) for the range roads under the new Class VI regime, we may see:
More applications for development along range roads that previously had limited potential.
Upgrades or required guarantees for road access, drainage, emergency services.
Potential increase in housing stock – but also community debate about rural/road maintenance impacts, traffic, costs to town (even if maintenance remains private).
Perhaps further zoning changes or subdivision regulation tweaks to reflect the new state law and local priorities.
Outcomes from the forum on Nov. 17 — what feedback did residents give? What concerns emerged?
Whether the town’s Planning Board or Board of Selectmen adopts a formal policy for permitting on range roads under the Class VI waiver framework.
Specific subdivision or building-permit applications citing the new law/waiver model.
Financial implications for residents on range roads: will developers fund road upgrades? Will homeowners be responsible for long‐term maintenance?
How the town balances increasing housing supply with preserving the character and infrastructure burdens of the range roads.
A fuller story, including community feedback from the Nov. 17 forum, will be posted online at Suncook Times, www.suncooktimes.com.
