By Liza Helps, Property Editor, Logistics Matters

Incremental tweaks and continuous modifications building on lessons learned with previous designs and developed schemes nationwide, have landed Tritax Big Box with its first BREEAM Outstanding buildings – a level of excellence not to be sneezed at: less than 1% all new non-domestic developments (including industrial projects) successfully secure the BREEAM Outstanding rating as the Building Research Establishment (BRE) structures its benchmarks so that the “Outstanding” rating—which requires an overall score of 85% or higher — is strictly reserved for the top tier of innovators.

 

Unit 8, Symmetry Park Symmetry Park, Biggleswade, SG18 8YY

Development type: Speculative

Owner/Developer: Tritax Big Box

Letting Agents: Colliers and Bidwells

Unit size: 154,500 ft2

Power: 2MVa + Solar PV

Sustainability: BREEAM Outstanding and EPC A+

 

I’d like to say that Lab(rador) Assistant Tia appreciated the exemplary environmental levels to which the warehouse she visited had obtained but in the excitement of meeting a fellow canine (spaniel Alfie) all thoughts of rational behaviour flew out of the window (and warehouse) along with a giant carrot and a football.

The fact that the two dogs could play so excitedly for nigh on half an hour on the hottest day of the year so far, probably says it all – inside the warehouse area it was blissfully cool. An aspect of development, I fear, that occupiers and developers will need to bear to mind as summers get ever hotter.

The property has just 10% roof lights across its barrelled roof restricting too much solar gain but with vertical panel window strips across all elevations typically placed where the most common of racking aisle solutions would benefit most, the warehouse gets plenty of daylight. Horizontal window panel strips feature across all the dock levellers as well.

Host Tritax Big Box associate Development Director Jake Howard says this element of the design of the buildings across the Park’s three phases: ‘has seen the biggest change’.

The warehouse boasts 15m eaves as well as 14 dock (of which there are four Euro dock) two jumbo level and two standard level access doors served by a 53m yard with parking for 25 HGVs as well as seven vans.

The whole yard has been future proofed in that it is all ducted in anticipation of the further electrification of fleet vehicles both LGV and HGV. The car parking areas have 22 EV spaces but like the yard is again, 100% ducted for further vehicle electrification.

Attention to detail provides the property with little touches that make the facility a place ‘where people actually want to work,’ says Howard: ‘or at least I hope they will!”

The triple height entry, the stair case that is just that little wider than standard, the shower room and loos just that little bit more, the finishes polished, kitchen areas generous, board rooms and offices with windows over looking the warehouse area – an expensive addition as these have to pass rigorous health and safety and fire safety certification – and this is all ‘base build’.

“We are not going to build something we can’t get behind,” says Howard, ‘and we are not going to stop looking for improvements.”

Which is probably why these latest properties on Phase 3 at Biggleswade have achieved BREEAM Outstanding – but it must have come at a cost…

For Howard though the direction of travel has been proved: 76% of take up so far this year has been in Grade A buildings with some occupiers refusing to even contemplate properties which fail to achieve a BREEAM Excellent rating.

To provide anything less would be madness.

Already 35% of Phase 3 has been leased and it only reached practical completion in July this year. Three units remain available, Unit 8 which I visited as well as unit 9 totalling 140,000 ft2 and Unit 10 totalling 287,000 ft2.

All three units have the same base build and being located in a park setting also benefit from extensive park amenities including a Multi Use Games Area, landscaped surroundings, cycle ways and fitness trails.

[A further phase of development totalling 1.8 million ft2 is being brought forward with Logistics Matters reporting exclusively that Amazon is set to be anchor tenant.]