EXCLUSIVE: Baytree proposes Northampton redevelopment

By Liza Helps Property Editor Logistics Matters

THE DEVELOPER which specialises building some of the most forward thinking sustainable  warehouse developments in the country is intending to redevelop Blaise Pascal House, 100 Pavilion Drive in Brackmills which is currently home to cheque processing company iPSL and has lodged plans for its demolition and redevelopment.

iPSL took a lease on the property in 2010 for 15 years from landlord COIF Charities Property Fund and is due to relocate to a new site on the estate in June this year.

The building was put up for sale by COIF as an HQ or redevelopment opportunity. It consists of the current facilities on a 9.4-acre site. In its 2024 interim report the property had a value of between £10 – 25 million off a passing rent of £1.35 million. The new site owner is a private property fund called Lux Legacy I.

According to planning documents the existing building on the site is of late 1980s construction. “Consequently, it is of a form and construction type that is uneconomical to repurpose and is very poor in terms of heat and energy efficiencies. 

If planning permission is granted, the existing building will be demolished and the new building will be constructed. The total construction phase is likely take less than a year with a new occupier potentially using the building in late 2026 or early 2027.

The state of the art new facility will have 15m eaves to haunch and provide 182,170 ft2 of warehouse space alongside 9,289 ft2 of Grade A office space.

Living green walls will be added to the exterior of the main mezzanine office on the north elevation of the warehouse unit, which faces the pedestrian/cyclist access and public viewpoint along Pavilion Drive. This is anticipated to enhance the building's aesthetics. 

Meanwhile, the transport office is attached to southern side of the warehouse, so the area is overlooked, and on-site surveillance occurs. An amenity pod including a seating area and gym to provide for the wellbeing of future employees is located to the immediate southwest of the warehouse unit.

Sustainability  will be enhanced through a number of measures including high levels of fabric performance, efficient air-source heat pumps providing heating and cooling, and a Photovoltaic (PV) array accounting for up to 50% of buildings electricity usage.

Baytree looks to enhance its development through its Baytree Edge innovations which focus on focusing on four key areas whereby the facilities contain technology enabled features such as digital twinning for maintenance, Wellness features for  building users, are designed with flexibility for future change and promote clean air, water, soil and energy.

This redevelopment scheme seeks to facilitate up to £40 million logistics investment on the site and delivering some 230 new jobs for the local community. 

Baytree Brackmills is less than half a mile from the A45 providing easy access to Junction 15 of the M1 motorway and the A14 in the opposite direction. 

It is currently being marketed as a pre-let opportunity through SBY Real Estate and JLL.

Baytree developed the multi award winning Rhenus campus in Nuneaton.