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Kings Langley

Kings Langley

Road: M25 at J20
(also accessible to traffic on the A41
Location: Abbots Langley, Hertfordshire
Developer: Moto
Grid reference: TL077009 (SABRE Maps)

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Kings Langley site plan.
The planned road and site layout.

Kings Langley services is a service area planned for M25 J20, developed by Moto.

It is an unusual design which will utilise the slope of the land to place the delivery yard can be underneath the building, and to allow the building to offer a view across the valley without any roads in the way. The slope is unnatural, as it is mostly made up of spoil from the 2012 M25 widening works anyway. The lodge and petrol station will have grass roofs.

Space has been allocated for Greggs, Arlo's, M&S Simply Food, WHSmith, Costa, KFC, Burger King and a gaming arcade, as well as the usual petrol station, motel and drive thru coffee shop. The motel, whose franchise hasn't yet been decided, will be a three-storey building set into the hillside, with 80 rooms.

The site is 9.02 hectares in size, and Moto say it will create 200 full-time jobs.

Much of the success of the planning application will depend on whether the authorities believe this will add to the traffic issues at this busy roundabout, which forms the start of a major dual carriageway. A minor upgrade to the junction is planned, as well as a new roundabout on the A41.

In addition, the project is likely to be competing with a service area at Chalfont St Peter being developed by Extra, a few miles to the west. Welcome Break are also developing one at Iver. Officially there is nothing stopping all three sites being built, but planning authorities may argue that three developments cannot be justified.

Moto said they ruled out the Extra J17-J18 site because it's too small and too dependent on HS2. They also looked at building at either side of J17 and to the north of J20; all apparently too constrained. Extra have objected to Moto's proposal, as have many residents of Kings Langley.

Although Moto have called it Kings Langley services throughout the public planning process, they have suggested some stakeholders are pressing for it to open as Watford services.

Current plans are available from Three Rivers District Council, as is the option to comment on the proposal.

The plan for Kings Langley will be standing against other motorway service areas planned for this part of the M25, including Extra's Warren Farm and Welcome Break's Colne Valley. Technically, there is no reason why all three couldn't be built, but the planning authorities are likely to rule that only one would be necessary.

Project History

In 2016 there were reports that Moto had been investigating the possibility of a service area in this area. That plan appeared to go away in favour of other projects, but Moto came forward with the Kings Langley plan in 2018.

In October 2018, as Extra's plan came into the public eye, Moto launched a promotional website. An official planning application was made in April 2019.

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