EXCLUSIVE: Plans for M&S next generation warehouse submitted

By Liza Helps, Property Editor, Logistics Matters

WHILE M&S has yet to confirm that it is the tenant behind the 1.29 million ft2 proposed facility, it is widely acknowledged to be the ‘long-established DIRFT occupier’ in question as reported by Logistics Matters last month.

The proposals submitted to West Northamptonshire Council are set to be game changing for the retailer with the development being described as marking ‘a step change in logistics design’ comprising a ‘bespoke, high-performance facility that incorporates advanced automation, operational innovation, and the highest sustainability credentials’.

There will be 1,155,438 ft2 (GIA) main warehouse building, including a three-storey main office and four two-storey hub offices, with 186 dock and four level access doors, and a two- storey security hub office connected via a bridge link; in addition there will be a 130,513 ft2 Recycling and Reclamation Unit (RRU) with integrated two-storey office space as well as a 13,303 ft2 vehicle maintenance unit.

According to the planning statement the proposals represent a major capital investment of around £380 million into West Northamptonshire, and the economic benefits arising from the development would be very significant.

This would include substantial levels of job creation at both the construction and operational stage. During construction, some 2,040 direct and indirect FTE jobs would be supported annually. Once the development is fully operational, a total of 1,100 FTE workers would be employed directly on site, supporting a further 320 workers across the wider supply chain locally (and up to 485 across the wider East Midlands region).

The proposals would also generate business rate revenue of around £4.6 million per year, of which half would be retained by West Northamptonshire Council, and help sustain increased spending in the local economy.

The proposed development will deliver significant social value by creating a wide range of employment and training opportunities, supported by the Prologis Warehouse and Logistics Training Programme (PWLTP) based at The Hub at DIRFT. Prologis and the occupier are committed to inclusive growth, working with local schools, partners, and communities to promote skills development, social mobility, and long-term career progression across West Northamptonshire.

The highly functional logistics facility as well as being architecturally striking integrating with the wider development, will be built to achieve BREEAM Outstanding and an EPC A+ rating.

The architectural approach reflects the highest standards of modern industrial design, with careful attention paid to scale, massing, the use of materials and landscape treatment. The building is both efficient and elegant – balancing the operational demands of a world-class distribution centre with a strong visual identity that complements its surroundings.

The plans envisage rooftop solar to deliver 100% of energy use covered by Building Regulations as well as providing 100% preparation for EV charging in car parks and 10% of spaces provided with chargers.

The single biggest issue facing the development is the fact that the high-bay element of the warehouse at 33m at its highest point (providing 30m clear haunch height), which is essential to accommodate the occupier’s next-generation automated systems, exceeds the height parameters set for its 72.72-acre Zone G site which are set at 24m. This extra height is essential for integrating advanced automation systems.

Prologis has stated that the facility has been carefully positioned within the M1 boundary cutting to reduce visual impact and sits comfortably within the wider context of the DIRFT III development, reflecting the scale and character of adjacent buildings.

“Overall, there will be no notable or significant landscape and visual effects arising from the proposed development when set against, or relative to, that consented under the DCO.”

In its planning statement Prologis urges the council to expedite the application as soon as possible . It said: “Given the scale of investment and the transformative potential of the scheme, planning permission should be granted without delay to unlock the delivery of this innovative, sustainable development.

“The proposals will bring substantial economic, social, and environmental benefits to West Northamptonshire—supporting job creation, advancing sustainable logistics, and reinforcing the region’s status as a premier hub for modern industry.”