Shed of the Month: All the bells and whistles and some…

By Liza Helps, Property Editor, Logistics Matters

DC327 Prologis RFI DIRFT Northamptonshire NN67GZ

Developer: Prologis UK

Letting Agents: Savills and JLL

Unit Size: 327,689 ft2

Power: 750KvA to unit

Development size: 7.5 million ft2

Total nos of units available: 1 plus and further BTS opportunities 100 – 1.6 million ft2

Prologis UK has always been a developer to push the boundaries seeing itself not just as a developer investor but as a global supply chain facilitator for its occupiers – following the GFC, Prologis was quick to offer occupiers five year leases for brand new space – a thing unheard of at the time, and a bold move that paid dividends when the market tanked, it was quick to adopt rooftop solar, made chill-store readiness a standard feature, and has since taken a curated approach to all new developments through its PARKlife provision.

That is not to say no-one else is pushing boundaries – both GLP and Prologis provide ‘fit-out’ solutions – it’s just who is going to make the first move and how big is that first move is going to be.

But let’s be honest, there has been a marked slowdown in occupier take up which unfortunately coincided with the practical completion of a number of speculative warehouse developments nationwide. DC327 just happened to be one.

There is absolutely nothing wrong with the building, it’s in an excellent location, slap bang in the middle of the country. It not only has access to the A14, M1, M6, M69 motorways it also has access to a rail freight terminal.

The buildings specification is second to none with 18m eaves, 750 KvA power provision, 50m yard 32 dock and five level access doors, 79 HGV and 253 car paring spaces a 50kn/m2 floor loading. It is light and airy with 15% rooflights and glazing to the warehouse façade. The roof top solar PV provides potential savings of £94,000 a year.

The handsome Grade A offices benefit from all the mod cons from motion activated lighting to low flush loos and overlooks a sunny landscaped amenity area.

The building itself sits in a larger park setting with paths and cycle ways meandering by landscaped balancing ponds, round the edge of the park and beside a nature reserve spanning 193-acres known as Lilbourne Meadows  – everywhere teeming with wildlife – much to the delight of both my, and my hosts for the day, dogs Tia and Kiki.

Despite being surrounded on all sides by some of the country’s biggest arterial routeways, these walkways and cycle paths are a haven of bucolic peace – there is even a lambing shed and on a warm bright sunny day the respite from the frankly frenetic business of distribution has to be a welcome relief. The US arm of the company is already taking note and suggested using Prologis UK’s PARKlife at RFI DIRFT as inspiration to other parts of Prologis from Italy to Mexico and beyond..

There is absolutely nothing to dislike about the DC327 – but there are an awful lot of similarly sized warehouses about right now…

Hence looking for that extra USP.

And this one could be a game changer.

Its latest initiative, the Enhanced Fit-Out programme, is designed to help businesses move into their new facilities faster, reduce fit-out costs, and benefit from highly adaptable systems that will meet to a wide range of operational needs.

It has observed that one of the biggest challenges facing occupiers when moving into a new distribution centre is the time, and associated cost, designing and installing essential systems such as lighting, fire alarm, frost protection measures and advanced sprinkler systems.

So basically, it is pre-fitting them. At DC327, I watched as contractors busily fitted new LED lighting that could be adapted to suit standard issue narrow aisle, wide aisle racking and open-plan block stacking by running perpendicular to racking. I was told that there would be motion sensors to detect movement at ground level and from material handling equipment (MHE).

The enhanced package can also include advanced L3 fire alarm systems and high specification sprinkler systems. DC327 will have an advanced Early Suppression Fast Response sprinkler system designed for Category 4 goods storage down to a minimum height of 2300mm. Category 4 refers to goods which require a higher level of fire protection due to their flammability.

A Frost Protection System, using Air Source Heat Pumps is being installed to maintain warehouse temperatures at +5°C, even when external conditions reach -5°C and

Prologis believes providing “ready-to-operate” warehouses, saves customers up to nine months of design and installation time. So that they can focus on getting their operations up and running as quickly as possible.

Its initial roll out as well as DC327 includes Hams Hall DC2, Midpoint DC1, Brooklands DC1 as well as across its latest developments at Prologis Park Beddington and Prologis Park Hemel Hempstead.

Basically, this shed is going to have all the bells and whistles and some…