Towns and sites close to the capital have had their potential unlocked by the M25 and its road connections. But Fairlop Waters is also betting on the advantage of public transport, says Oliver Iny
The M25 is a victim of its own success. Despite complaints of it being one long car park, it is still the fastest way to access London and, in its absence, all other routes would have long since been gridlocked.
Within the M25 are a number of locations that were previously underdeveloped. Through lack of adequate road access, these sites were unable to share in London’s economic success. These smaller towns and districts close to the M25 now enjoy connection to the national motorway network and have therefore been able to reap the full economic potential of the “London Factor”.
At the same time, these often-historic towns have not been overwhelmed by traffic. In any event, it would have had to pass through ancient streets, to the detriment of the local environment, in order to reach central London.
In particular, a number of brownfield sites in Essex were unused before the M25 was constructed. Lakeside at Thurrock is an example of how one such development has made the best of what was an industrially despoiled site.
Public transport to hand
Similarly, Wiggins Group is planning a racecourse on its 140ha site at Fairlop Waters in order to satisfy the need to attract the international betting community to London. This Essex site, within the M25, is served by existing Central Line underground services so it is an ideal location to satisfy the need to attract the international betting community to London.
Seven million people live within a 25-mile radius of the proposed London City Racecourse and the ready availability of public transport to the racecourse means the concept is in accord with the government’s PPG 13, which seeks to limit the growth in car-borne travel.
The UK has many outstanding racecourses and promotes a number of horse races of international standing. However, if the UK horse-racing industry wishes to remain among the best in the world, it must not only do everything it can to retain its special heritage but must also recognise that other forms of racing are becoming increasingly important internationally.
Enhancing existing amenities
Fairlop Plain totals 650ha (1,600 acres), of which Fairlop Waters encompasses 140ha (350 acres). The racecourse will cover some 53ha (130 acres) that will retain the open nature of the area. The remaining 87ha (220 acres) of sailing lake, fishing lake and country park will not only be retained but will also be enhanced.
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Wiggins Group – the facts |
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The company started life as a housebuilder in 1919 and went public in 1965 The company’s net income as of March 2000 was £23m and it has assets of over £87.5m London City Racecourse’s first meeting is expected to be in 2002. The racecourse will have a crowd capacity of 10,000 and include a 150-bed hotel, healthclub, nightclub, bars and restaurants Wiggins Group owns London Manston Airport in Kent and has plans to build a new passenger terminal which could handle 5m passengers per year. There are plans to develop 142ha of the 445ha at Manston Airport |
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Sources: FT.com www.wigginsgroupplc.com, wordpress.egi.co.uk |
