A consultation on a major new motorway service station on Green Belt land will begin today.

Moto Hospitality Limited submitted an outline planning application to Three Rivers District Council for a new service station at Junction 20 of the M25 near Kings Langley starting a 30-day consultation period.

The motorway service operator has included a range of shops, parking spaces and facilities as part of its application – including an access road off the A41 using a newly-constructed roundabout between the M25 and St. Paul’s Church.

Watford Observer:

Site 3D view

The service station idea was first raised in 2015 but never progressed.

As part of Moto’s application, it proposes to install a Greggs, M&S Simply Food, WHSmith, KFC, Burger King, Costa Coffee and a games centre within a 4,560sq m building.

There will also be a fuel filling station with 16 parking spaces, a drive thru Costa Coffee and a 2,319sq m 80-bed “lodge”.

In a previous story by the Watford Observer, Moto said that although pay scales for individual roles will not be made public it “guarantees” to provide jobs that will pay “above” the National Living Wage.

Watford Observer:

Site 3D view

Moto’s plans also include a 750-space car park with some electric charging points and spaces for the disabled, a 94-space HGV parking area, a caravan park for 21 units, 19 coach spaces, 24 motorbike spaces and a single “abnormal load” parking area.

Consultation letters about the service station will be sent out to neighbouring properties today and Three Rivers will also write to all statutory consultees including Dacorum Borough Council, Watford Borough Council, Highways England, Herts County Council, Environment Agency and Natural England.

Watford Observer:

Ground floor plan

Watford Observer:

First floor plan

A 16-week determination period also starts today, meaning that the application is likely to be heard at a Three Rivers planning committee meeting in July.

If given permission, construction it is expected to start in 2020.

Three Rivers councillor for the area, Alex Michaels, said: “Local residents have told me how worried they are about the extra congestion and light, noise and air pollution this proposal would bring to the area.

“Whilst many residents can understand the need for some new homes in the area, they and I cannot see why a Green belt site needs to be used for a motorway service station.

“I will be scrutinising the plans carefully and listening to local views to see what will be in the best interests of residents, the community in general and the environment.”

The Liberal Democrats started a petition opposing the service station last year. Details can be found here: https://tinyurl.com/ServiceStations

Watford Observer:

Building parameters plan

Watford Observer:

Lodge, ground floor