FAQs

The proposed site sits between Junctions 27 and 28 on the M25, between Brentwood and Epping.

This is a busy section of the motorway, carrying around 150,000 vehicles per day, of which HGVs account for over 22%.

To enable motorists to regularly take breaks on journeys, government advice is that there should be no more than 28 miles between Motorway Service Areas (MSA) and, in certain circumstances, no more than 14 miles between service areas providing HGV parking.

There are currently gaps of 31 to 33 miles between motorway service areas on journeys passing via M25 Junctions 26 and 27. The new route for the Lower Thames Crossing would make this need more severe by bypassing the Thurrock services and creating gaps of 49 to 62 miles. This demonstrates a clear need for a new MSA along this section of the M25.

We propose to provide around 650 parking spaces in the main car park.

There would also be around 20 motorcycle spaces, 20 caravan spaces, and 35 spaces for coaches.

We propose that around 60 EV high-powered car charging spaces would be available across the main car park, coffee shop, and the two petrol filling stations. Nine of these would be accessible spaces. An additional 40 car charging spaces would be EV ready,

The parking spaces have been designed to ensure that further non-EV spaces can be converted to EV charging spaces in the future.

Our proposal includes a petrol filling forecourt for cars and vans, and a separate forecourt exclusively for HGVs and coaches.

We are committed to the transition to electronic vehicles which the Government has set as its policy and have accounted for this in our design. We also acknowledge that while the transition to electric vehicles takes place over the next few years, many vehicles on the road will remain petrol or diesel fuelled.

We propose to provide around 360 HGV parking spaces in total.

We propose to provide around 60 HGV EV ready charging spaces.

Our intention is to provide dedicated facilities for HGV drivers, including hot and cold food, a shop, toilets, showers, and a seating/resting area.

We also propose a separate fuel filling forecourt for HGVs and coaches.

We have designed in a range of environmental features including:

• EV charging
• Renewable energy
• Energy efficient construction, heating, and lighting
• Enhanced landscape fabric
• Significant biodiversity net gain
• Sustainable drainage system

We are committed to delivering a Biodiversity Net Gain as part of this project and propose to set aside a significant area of around 12 hectares south of the M25, exclusively for habitat creation, that is 24% of the total site.

Including walkways, planting, landscaping and public open spaces this equates to around 70% of the total 50 hectare site area.

The proposal will significantly exceed the mandatory 10% biodiversity net gain required on the site.

For Motorway Services Areas (MSAs) there is a need to meet the minimum driving distances, which is 28 miles for cars and, in certain circumstances, just 14 miles for HGVs. However, there is no land alongside the M25 that is not Green Belt to meet that requirement. Alongside this, in 2022, the Government issued guidance for future motorway service station development, maintaining the clear preference to build new MSAs “on-line” i.e. not accessed via existing motorway junctions as it eliminates effects to the existing local highway network, reduces the impact of local traffic and prevents the service area becoming a destination in its own right.

This means there is a need to find suitable sites away from existing junctions where the benefits of the proposal clearly outweighed the effects on the Green Belt. We believe that the Roding Valley site meets these requirements, providing better safety for drivers on the M25, minimising environmental impacts and improving biodiversity for wildlife.

The planning application will be submitted to Brentwood Borough Council and they will most likely determine it. However, because of its Green Belt location, the proposal will still need to go before the Secretary of State who can either allow Brentwood Borough Council to determine it themselves or call it in for her own determination.

Roding Valley will only serve existing traffic on the M25. As such car and lorry numbers on the M25 will not be affected.

The site will only be accessible by vehicles from the M25.

The MSA represents a £155 million investment and would result in significant job creation during both the construction and operational phases, with at least 300 new full-time jobs.

These new jobs range from management roles to skilled technical roles. We encourage applications from nearby communities where possible.

While it is too early to say what brands may be at Roding Valley, we have successful relationships with a range of well-known, high-quality brands. These relationships are built around our shared commitment to a more sustainable future.

These brands include:

• Waitrose pioneers in waste reduction.
• Starbucks is committed to ethical sourcing, building green stores, preserving water, and minimising environmental footprint.
• KFC drives environmental sustainability, animal welfare, healthier eating and not using Palm oil.
• Burger King is committed to energy saving and waste reduction.

Following our public consultation, we will review all feedback received and amend our proposals if appropriate. We will then submit our planning application to Brentwood Borough Council. This will be later in 2024.

Our team would be happy to answer any questions at our email address [email protected] or phone 0800 138 5406.