warehouse & logistics special gazeley · 2019-06-14 · 86 building design & construction...

BUILDING DESIGN & CONSTRUCTION M

AGAZINE ISSUE 258

CUTTING EDGE DEVELOPMENTS

WAREHOUSE & LOGISTICS SPECIAL

GAZELEYCOMMERCIAL PROPERTY

& FACILITIES MANAGEMENT:with CBRE and Knight Frank

BUILDING CONSULTANCY:with Lambert Smith Hampton

and Hartnell Taylor Cook

WE REVIE

W

PLUS: THE GREAT BREXIT DEBATE

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Through a mixture of organic growth and numerous portfolio acquisitions, Gazeley continued to grow in a relatively rapid fashion and became one of, if not the most, established developer of logistics property in Europe as of 2017. It was in this year that Global Logistics Properties (GLP), one of the globe’s leading providers of modern logistics solutions, identified Gazeley as the ideal investment for growing its own operations in Europe; this consequently led to GLP’s acquisition of Gazeley for a reported $2.8bn and integrated the Pan-European Gazeley brand into the fold of one of the world’s largest logistics property networks.

The acquisition came as part of GLP’s strategy to secure its position as the leading global logistics investment manager and a series of ambitions growth plans which have seen it grow to its current size, with $64 billion of assets under management. Out of respect for the incredible work that Gazeley had already been doing around Europe, GLP retained the Gazeley brand name synonymous to European customers, the team, its current infrastructure, and also put the existing portfolio of assets and development pipeline into two separate funds, to support the continued expansion of Gazeley across the continent.

With the acquisition came an enhanced way of thinking for Gazeley. Although one area of focus for GLP was indeed the expansion of the Gazeley brand, this ran alongside focusing the brand on not just the development of quality logistics property, but on developing specialist property that was “just right” for the customer. This customer-centric

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Introducing GazeleyGazeley was originally founded back in 1987 as a merchant developer, building commercial properties and selling them on to the end-user – the very first of which being occupied by none other than retail giant, ASDA. Over the years the organisation rapidly established its prominence as one of the foremost experts in logistics property. This reputation allowed Gazeley to rapidly expand across Europe and become one of the leading Pan-European developers, owners, and managers of logistics space in a matter of years.

1.0

A GLP COMPANY

WAREHOUSE & LOGISTICS SPECIAL


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approach has understandably served the organisation very well and is now firmly integrated in both the approach taken to individual projects and Gazeley’s strategic vision of what constitutes the benchmark for logistics property.

Additionally, Gazeley benefited (and continues to benefit) from tapping into the vast wealth of experience and technical understanding that GLP has. Most importantly, this has seen the organisation taking example from GLP’s operations in Asia and bringing a great deal of the innovation seen in the Japanese and Chinese logistics markets to Europe. Key examples of this include the organisation’s newfound

approach to rentalisation of equipment within the logistics centre and adapting the property benchmark to cater for elements such as racking, robotics, and automation.

These contributing factors have seen a great shift in the focus of Gazeley towards that of understanding not only the demands of the market today, but also pre-emptively adapting to the expectations of tomorrow – all while the logistics sector shifts its own systems towards a more technology-driven process. This has led to a series of landmark developments which are increasingly setting a precedent for logistics property in Europe, including Europe’s first three-storey warehouse in London’s Docklands, planned for execution later this year.

Although one area of focus for GLP was indeed the expansion of the Gazeley brand, this ran alongside focusing the brand on not just the development of quality logistics property, but on developing specialist property that was “just right” for the customer.


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As one of the globe’s leading investment managers specialising in logistics and related technologies, Global Logistics Properties (GLP) assumes a pivotal role in shaping the development of the logistics industry. Adopting a great deal of responsibility and accountability for its solutions, the company is a key stakeholder in driving both innovation for the logistics sector and value for its customers; all of this is underpinned by nigh-on unrivalled technical expertise and an entrepreneurial spirit that relishes in the challenging needs of the ever-evolving logistics industry.

At present, GLP holds circa $64bn of assets under management in real estate and private equity funds around the globe. The network’s real estate funding platform is also one of the largest in the world and includes some 73m square feet of property. The company is known for its customer-centric approach to logistics property which aims to provide an easier, faster, and smarter approach to solutions – this primarily being driven by global scale and data-driven insights as well as close communication with the customer so as best to understand emerging needs and requirements.

The acquisition of Gazeley in 2017 saw GLP successfully integrate one of the highest quality portfolios of logistics property in Europe, as well as the firm’s experienced management team and infrastructure. Nick Cook, former COO of Gazeley, stepped into the role of President & CEO and has since played an integral role in aligning the Gazeley brand with that of GLP, as well as expanding the organisation’s reach across the European continent.

Steve Schutte, Chief Operating Officer of GLP provided some comment on the intent behind the acquisition, stating: “Europe is a market we have been exploring for a while and this acquisition is the right fit for our business model at the right time. GLP’s strategy is to grow the fund management platform, while expanding our global footprint. We are committed to a long-term growth strategy in Europe and are excited to be further building on the Gazeley brand.”

Nick Cook, President & CEO, Gazeley, also shared his perspective: "I am delighted to take over the leadership of Gazeley at this incredibly exciting time in our evolution. Our way of working is deeply rooted in a customer-centric culture, continuous innovation and developing best-in-class distribution warehouses. We see a seamless fit with GLP and are excited about the company's future prospects under this new long-term ownership structure.”

1.1 ABOUT GLOBAL LOGISTICS PROPERTIES

“Europe is a market we have been exploring for a while and this

acquisition is the right fit for our business model at the right time.

GLP’s strategy is to grow the fund management platform, while

expanding our global footprint"

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Where Gazeley stands head and shoulder above key competitors is in the efforts made to understand the concept of value. Ultimately, commercial property (of which includes logistics property) must be able to serve the needs of the industry customer. While these needs have historically had something of a uniform nature, the advent of modern technologies, automation, and oft-specialist operational systems have led to a stark change in the marketplace. Simply put, the deliverables and derived value of a given logistics property are no longer a set standard across different areas of logistics business.

In response to the changing needs of the market, Gazeley has done a number of things. In the first instance, the organisation has taken a step back to look at where its customers are actually allocating value. Through communication with the customer, the company has successfully identified a number of key areas of focus, including: operational characteristics of the property, the integration of modern technologies and systems, environmental standards and corporate social responsibility, sustainability and biodiversity, and even the overarching purpose of logistics property itself.

To ensure that the most comprehensive insight can be garnered, communication has also been undertaken on multiple levels of customer business. This includes everyone from the upper levels of management down to those actively working in or around warehousing facilities so that Gazeley can get a real feel for some of the challenges that logistics businesses are facing on a day-to-day basis. As a result, the organisation has been able to gather an array of new deliverables and work with the customer to understand how to enhance the value of logistics property.

2.0ADAPTING TO THE CHANGING NEEDS OF THE MARKET


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Through feeding this information back into its design teams, Gazeley has then worked to develop innovative new ways of delivering upon these areas of value and, although an innovator in its own right, Gazeley’s access to logistics developments around the world via GLP has proven crucial in this respect. With access to a vast range of case study projects and associated expertise, the company has been able to borrow experiences from GLP’s activities in the Asia and America markets and develop solutions to emerging problems in the European market.

To learn more about Gazeley, the ambitions of the company, and to show some behind-the-scenes insight into the business, we spoke with Graeme Munro, Head of Construction Europe, and Steven Alexander, UK Construction Director of Gazeley. On the topic of communication with the customer and understanding the changing needs of the market, Graeme Munro, Head of Construction Europe at Gazeley explained:

“GLP’s philosophy is very customer-focused and we can do just about anything the customer might want. Yes, we have a base standard that we look to achieve across every project with regard to things like BREEAM, but we work with customers to understand their aims and what they want to get out of the building. But that doesn’t mean we’re not also evolving from the other side.

“We have our own dedicated external team of virtual consultants who are constantly pushing the evolution of our base specification and the delivery to the customer. Right now our architects are delivering back to us things they might do to make our customer experience better through the development of our specification, and that then involves going back to our customers and asking what we can do differently to make the environment even better.

“It’s not even just customers at the head office that we’re talking to, but also those using the facility and that allows us to

evolve our specification and the way we do things far more effectively. We’ve become much more customer focused and although it’s fine to design something whilst sitting in our offices, it’s the people on the ground who are actually working with the facilities who can give us the best feedback. But it’s an ongoing process and our teams are constantly presenting back to us on what the findings are.”

Through gathering this experience at all levels, Gazeley has a nigh-on unrivalled understanding of not just what its customers would like to see, but also the way in which the logistics market is evolving. This has led the organisation to adapt in a number of ways, including: a strategic focus towards maximising the utilisation of land, hybridising the traditional warehouse with office and administrative space, and also adapting what was once an “operational space” into that of an inviting and accommodating place for people to work in. We’ll now take a closer look at each of these elements.


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Although many industries have been negatively impacted by Brexit proceedings, the warehousing sector is one that has enjoyed quite the opposite. Indeed, recent years have seen a continued surge in demand for warehousing and logistics space around the country, as well as across mainland Europe. But the sheer level of demand for this space far outstrips the development pipeline for logistics property, which is often attributed to difficulties in acquiring land in prime locations around major cities. This understandably presents both an opportunity and a challenge for developers like Gazeley.

“With or without Brexit, the housebuilding targets that the UK has stipulate that for every 300,000 new houses built in the UK, 20.6m square feet of additional warehousing space is required,” explained Steven Alexander on the opportunities being made available. “That outlines the requirement that the country has for the logistics industry, and that’s irrelevant of whether Brexit goes ahead and what happens there. There’s confidence within Gazeley and the industry that there’s a real appetite there and that development will continue.”

As a key facilitator of logistics business in Europe, Gazeley takes its role in supporting the continued growth of the sector very seriously. For this reason, the organisation has been looking at ways to try and bridge the gap between demand and supply by borrowing experience from GLP’s developments across Asia and establishing new ways of developing logistics property in Europe. Much of this activity has revolved around the organisation looking at the best possible way to utilise available land and maximise the operational square footage which can be developed on it.

3.0MAXIMISING THE UTILISATION OF SPACE

“With or without Brexit, the housebuilding targets that the UK has stipulate that for every 300,000 new houses built in the UK, 20.6m square feet of additional warehousing space is required”


In 2018, Gazeley formally announced that it would be developing the UK’s first three storey, multi deck warehouse in London’s Docklands. The project would serve as an example of how space can be better utilised and improve upon some of the historic attempts at multi deck property around the UK. Inspiration was drawn from a number of GLP’s projects across China and Japan, where multi deck property was more established and has since set the precedent for the future of multi deck development around the UK.

Providing further insight, Graeme Munro explained: “We’ve been looking at multi deck warehousing with our Asian colleagues. Particularly in Japan, they only build multi-deck warehouses. We have been using that experience to gain all of that knowledge since we started looking at it for London’s Docklands where we acquired a site to deliver the first three-storey multi deck warehouse in the UK.”

“Out in Japan we’ve seen great examples of how to optimise multi deck warehousing and basically get it right the first time for today’s market. I think that in the future we will see multi-deck warehousing as part and parcel of logistics. That is the direction it’s heading with space being more and more limited, but I think we at Gazeley, with GLP knowledge, can lead the way in terms of multi deck warehousing due to the knowledge and experience we have from their work in Asia. That knowledge has been built over 15 multi-deck warehouses in their time.”

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“We’ve been looking at multi deck warehousing with our Asian colleagues. Particularly in Japan, they only build multi-deck warehouses. We have been using that experience to gain all of that knowledge since we started looking at it for London’s Docklands where we acquired a site to deliver the first three-storey multi deck warehouse in the UK.”


In 2018, Gazeley announced plans to develop the UK’s first ever three-storey multi deck warehouse. Acquiring the site from joint venture partners, Galliard Homes and Cain International, the developer drew heavily on the global experiences of Global Logistics Properties (GLP) to maximise the utilisation of space by building both “smart” and “tall”. Although prior attempts at multi deck warehousing have been made

in the UK, the development served as the first to be spread over three storeys and was specifically designed for ultra-urban logistics operations.

Situated at London’s Docklands, the purpose behind the development was simple: to offer a practical solution to the scarce availability of land in London. The warehouse comprises of some 426,000

square foot of space spread across the three levels, allowing for either multiple of single occupancy and thus utilises the land far more efficiently than your typical warehouse. The property was also developed with the emerging needs of e-commerce, distribution, and logistics customers in mind, which all ties into the organisation’s increased focus on this segment of the logistics market.

3.1LONDON’S DOCKLANDS: THE FIRST THREE STOREY MULTI DECK WAREHOUSE

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Through the utilisation of platforms within the warehouse, Gazeley designed the warehousing space so that HGVs and other vehicles can easily access each level of the development, with 26 dock doors and 4 access doors on each level. Additionally, some 350 car parking spaces and circa 75,000 square foot of ancillary office space was also rolled into the development so that occupiers would be able to better centralise their operations around the new facility.

Alex Verbeek, Managing Director, UK, Gazeley, said: “This type of development has never been done before in the UK. A three-storey warehouse in such a central location will be hugely valuable for Londoners who will benefit from customers being able to deliver goods in record time. London is at the forefront of the digital revolution, but these services require an equally innovative supply chain to facilitate it. We feel that G Park London Docklands will make a big contribution to the infrastructure which is essential to support London’s evolution as a leading centre for digital commerce.”

Nick Cook, Chief Executive Officer of Gazeley, also commented: “Following the completion of the acquisition, our priority was to ensure that the expertise that Gazeley and GLP have built over their respective histories was effectively utilised. Multi-storey developments are more common place for GLP and we are delighted to be able to bring this concept to the UK.”

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Alongside developing the greatest possible volume of logistics space, Gazeley has also been working to reshape what constitutes logistics property. Through communication with its customers and the wider market, the organisation found a growing desire for logistics businesses to move towards centralisation and effectively hybridise warehousing and office space under one roof. Alongside this, organisations have also been looking to improve the working conditions of operatives across the whole logistics operation.

Firstly looking at the hybridisation of these two forms of property, Gazeley reports a significant increase in the amount of office space which logistics businesses are, on average, looking to position alongside their warehouses. In doing so, organisations are able to increase the level of integration between administrative functions and operatives on the ground floor, tighten the overall management of the logistical operation, and also benefit from cheaper space. With the increasing volume of office space, however, also comes an increased need for traditional office features and amenities.

4.0THE CHANGING NATURE OF LOGISTICS PROPERTY

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Celebra� ng our 10th year anniversary in 2018 , Readie has grown rapidly to become a £200M turnovermain contractor and a leading expert in the construc� on of Industrial, Distribu� on/Logis� cs and Retail developments. We are specialists in build-to-suit construc� on opera� ng na� onally. We bring considerable knowledge and exper� se of the sector and take a truly proac� ve, pragma� c and dynamic approach to working - always taking the long term view. Our mission statement is ‘To deliver without compromise best-in-class, high quality buildings working in partnership with every customer’ which is never truer than when we are working for Gazeley

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But bringing traditional office features into the warehouse isn’t just about appeasing the office workers themselves. Indeed, as a direct response to skill shortages and the troubles of holding onto talent in the logistics sector, businesses have also been taking a keen interest in improving the overall working conditions and environment for their ground-floor operatives. This has seen something of a shift in the historic difference between operational logistics property and comfortable offices as leading logistics employers have looked to improve the environment for workers across the board.

With this trend has come the emergence of new ideas for inclusion with the logistics property, including everything from convenient healthcare through to: gyms and fitness facilities, cafeterias and eating areas, communal areas, workplace aesthetics, and more. Evidence of Gazeley’s work in this respect is also quite prolific, with the organisation’s Altitude development being the first of its kind to be designed to the principles of WELL for Core and Shell compliance.

Commenting on the changing nature of the market, Graeme Munro detailed: “There’s a myth that with robotics, a lot of people are losing their jobs, but I disagree with that. These new building are supplying around 800 to 1000 labour force within the building, and what comes with that is the importance of well-being for the staff. The Altitude building was actually one of the first buildings to be designed to the principles of WELL for the

office space. It’s all about the volume of people and developers are now looking at how they can attract more people into the buildings.

“Staff retention is one of the biggest issues in the UK for getting the manpower to the sites. It’s about how they can retain staff and WELL standards are quite important for that. There’s a lot of light in there and the staircases are a lot wider than usually in these kinds of buildings. In addition to this, at the Magna Park MK we have created an external sustainability focus area of Bio-Diversity in the park with the production from our Bee Hives of "G-Hive Honey" producing around circa 400 cases of honey per year.

“It’s all about facilitating more for the employees and what you’re finding with that volume of workforce is that it all of a sudden becomes a grand operation across things like where people are eating and creating a pleasurable environment for people. People don’t want to work in a dark environment for example, so we’ve created a lot of natural light in that warehouse too, which is a contrast to the usual dark environment for warehouses.”

Steven Alexander added: “What we’re finding with these buildings is that they’re not just logistics spaces, but also office space focused for the relocation of head offices sometimes. The office space content used to be around 5% a few years ago, but today we’re looking

at up to 10-15%. What they’re doing is relocating a lot of the core staff to the buildings since the rent is cheaper, but in turn with that you’re getting an up-skilled workforce in that area too. With that upturn in staff, businesses want to retain the staff in this environment and a good example of this was with H&M, where they were interested in having a gym in the building for staff to use during their break time. These buildings are becoming much denser in office space given that the properties are becoming a combination of head office and logistics space.”

Indeed, it is through this evolution in what constitutes logistics property that Gazeley has really been able to shine over the last few years. Through incorporating additional features and concepts into builds, as well as considering the well-being and happiness of those working within the facilities, the organisation has been able to go far above and beyond the base provision of logistical space into closer, value-led partnerships with many of its larger customers. Yet ultimately, it always still boils down to the needs, requirements, and specifications of the customer.

“What we’re finding with these buildings is that they’re not just logistics spaces, but also office space focused for the relocation of head offices sometimes. The office space content used to be around 5% a few years ago, but today we’re looking at up to 10-15%"

Steven AlexanderUK Construction Director

107BUILDING DESIGN & CONSTRUCTION MAGAZINE

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The largest and tallest spec-build warehouse in Europe, Gazeley’s Altitude development constitutes an enormous 574,000 square foot of logistics space, now occupied by Amazon. The facility includes enhanced mezzanine capacity and double-deck loading doors as well as environmental improvements made across the build, covering: solar thermal heating, electric vehicle charging stations, a natural water-fed ventilation systems, and smart LED lighting.

Construction for the development originally

began back in 2017 and was completed within a mere 26 weeks. The property was established with e-commerce, logistics and distribution companies in mind and is neatlypositioned just off the M1 in Magna Park, where a number of other major distribution, logistics and retail companies currently operate. The development is essentially ideal for large-scale logistical operationsand rapid distribution thanks to the strong transport links.

Energy efficiency was a core component of the building design, with the development

bringing innovation, technology, efficiency,sustainability, and intelligent logistical thinking together to create a building that surpasses expectations of any end occupier. The build was also successful in achieving the BREEAM Excellent standard, as wellas being EPA A rated and being the first Gazeley development to be designed with WELL certification in mind.

Graeme Munro, Head of Construction Europe at Gazeley said: “It’s the first 21m speculative building built in the UK. One of the first questions I got was asking if I was

4.2 THE UK’S FIRST 21 METER SPECULATIVE WAREHOUSE


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Conrad Davies, International Head of the Real Estate [email protected]

sure that 21m was really the right way to go in terms of buildings height-wise. But it’s absolutely the way that e-commerce that is driving the business to deliver areas such as automation. With that comes the height and also several things alongside technology such as full optimisation through the warehouse, from pocket sorters through to the actual packing before it goes out the docks. But again with that comes a huge amount of people to support the operation.”

Expectedly, the management and well-being of the huge amount of people that may be working in the warehouse were core concerns for Gazeley. With this in mind, considerable focus was placed on ensuring that the build would be light, well ventilated and present a comfortable working environment for people working there. Indeed, the project serves as a showcase for the changing environment of those working in the warehousing and logistics sector.

Steven Alexander, UK Construction Director for Gazeley provided further information on some of the key well-being initiatives taken at the Altitude development: “For the majority of the day, no artificial light will be required in the warehouse. When staff are working in the warehouse, they’re working under natural light and the lights only kickin (through an intelligent lighting system) only when it’s a particularly dark day or in the evening. It creates a better working environment and it is reflected in things such as reduced sickness rates across the workforce.

“The ventilation system is also a natural water-fed system, which is a more ergonomic approach to the flow of ventilation in the warehousing. But it’s also important to note that part of the WELL certification is around bringing the outside world into the building itself to create that sort of feeling. We even have green walls going up the staircases as well, even with moss to try and help bring the outside into the office space.”

Graeme MunroHead of Construction Europe


VolkerFitzpatrick is a well-established market leader in the construction of modern industrial and distribution facilities.

Our vast experience in this dynamic sector covers a spectrum ofbuildings, ranging from logistics facilities, to industrialand retail warehousing, cold stores and rail maintenance hubs.

www.volkerfitzpatrick.co.uk

EXPERTISE IN CONSTRUCTION

RAME CONSULTING - PROVIDING PROJECT MANAGEMENT TO GAZELEY FOR OVER 10 YEARSRame Consulting is a Project Management and Development advisory fi rm providing advice to occupiers, developers and institutional investors. The fi rm is regulated by the Royal Institution of Chartered Surveyors.

The fi rm is based in London and operates nationally within the UK. We work with UK based clients outside the UK when our advice is required.

We provide the following services: Pre-Acquisition technical Due Diligence Project Management Development Monitoring Employers Agent Programme Management

T: +44 (0)207 101 7999 | E: [email protected] |W: rameconsulting.com Rame Consulting Limited, 91 Wimpole Street, London W1G 0EF

We’ve already looked at some of the incredible work being done by Gazeley in offering bespoke logistics space, but it’s equally important we also look at the development process itself. Although Gazeley’s developments are by no means cheap, the organisation does still do its utmost to ensure that projects can be delivered on a cost-effective and “value for money” basis, both in the development stages and eventual use of the property.

5.0DEVELOPING PROPERTY ON TIME AND TO BUDGET

Focusing in on the development side of the equation, Gazeley is able to offer value for money primarily due to the proactive approach taken to project management. Although the organisation does indeed work with a network of subcontractors and suppliers for each development, it has gone to great lengths in integrating these different businesses into Gazeley’s business and instilling the same overall approach to logistics property.

With each and every project, Gazeley directly interacts with all members of the supply chain to ensure a complete buy-in on the project at hand. This entails communication and discussion between all parties for the development, not simply to assign deadlines and duties, but to discuss deadlines and ensure that the project can actually be delivered on budget, and within set timescales. All of this discussion is undertaken

before commitments are passed onto the customer, thus allowing for the organisation to verify that a simple and clean build can be completed before contracts are finalised and the costly development process actually begins.

Gazeley also hosts supplier-day meetings to make supply chain members aware of what work might be coming up, as well as what projects they might be involved in and ensuring


Our M & E services include: Fully Integrated CAD / BIM Model HV / LV Distribution Systems Generation Distribution Lighting and Small Power Systems External Lighting Infrastructure - Containment UPS System Fire and Security Systems

Halsall have had the pleasure of working with Gazeley on a number of projects, including:

Plot 5 10 Magna Park, Milton Keynes Plot 5 20 Magna Park, Milton Keynes G Park Doncaster G Park Lutterworth Project Beta, Swindon

Halsall offer a reliable and competitive, nationwide service across a wide spectrum of mechanical and electrical installations from the initial concept and design stage, through installation to commissioning and handover to the Client.

Tel: 01543 465200Fax: 01543 465222Email: [email protected]

Halsall Mechanical andElectrical LtdOak Tree Court, Brookfi eld Drive,Cannock, Staff ordshire WS11 0JN

PFS Systems Ductwork Installation Hot and Cold Plumbing and Pipework Above Ground Drainage BMS Rainwater Harvesting Acoustics Sprinkler Protection Systems Mechanical Handling Services

SEVERFIELD (DESIGN & BUILD) LTD, WARD HOUSE, SHERBURN, MALTON, NORTH YORKSHIRE, YO17 8PZ T: 01944 710421 E: [email protected] W: WWW.SEVERFIELD.COM

WAREHOUSE INDUSTRIAL DISTRIBUTION

WE DESIGN, FABRICATE AND ERECT STRUCTURAL STEELWORK AND PORTAL FRAMES, PRINCIPALLY FOR THE WAREHOUSE, DISTRIBUTION AND INDUSTRIAL SECTORS.

DESIGN AND BUILD SPECIALISTS BUILDING WITH SPEED AND PRECISIONOFFERING ENGINEERING SOLUTIONS

their availability. Activities such as these not only help to assure supply chain members of the continued flow of work to their door, but also strengthen the ongoing relationship with Gazeley and make them feel like they are part of the wider team.

Graeme Munro enthused: “I can guarantee that we are around 15% faster than any other developer on the market in terms of construction. We make sure of that ourselves, but how do we do that? It’s about the systems and materials that we’re using, as well as the supply chain. Our main contractors for the builds commit to a punchy timeline in terms of delivery, which we’ve called “Gazeley G-Track”, a form of fast-track, which we monitor throughout. What we’ve done over the last year is bring the main contractors closer to G-Track for making efficiencies better in terms of speed.

“That is why we can deliver quicker times, because we’re controlling the supply chain a lot more. All of the supply chain members on my side also have a complete buy-in when a project comes up. We don’t just go to the main

contractor, but the whole supply chain to make them aware that it’s a Gazeley project, what the time scales are so that we can ensure they’re achievable before we commit to anything.”

Beyond the management of the supply chain members themselves, Gazeley also takes a proactive approach to the management of supply itself. This has seen the organisation also look to establish local supply and even on-site batching to try and ensure a smooth development process. What this enables Gazeley to do is provide assurances on the timely delivery of a project, knowing full well that many of the issues created by the delayed supply of building materials (such as concrete) have been pre-emptively mitigated and brought into a controlled, on-site environment.

“One of the biggest issues in the supply and the speed and delivery of a significantly large warehouse is the speed that concrete can arrive at the site,” explained Graeme Munro further. “What we’ve done with a project recently is facilitated them having their own

batching plant so that they can control the speed of both the supply and delivery of the concrete at the site. It means that they’re not waiting on lorries arriving at site, either stuck in traffic or at the batching plant, because it’s all being done on site. It also lets us do a lot more quality control, because we’re controlling all the aggregates from our own batching plant, meaning we know exactly what is going into the mix and we’re not relying on third parties for the quality of the concrete and to get that flatness right in the warehouse.”

All of these controls are in place to try and ensure that each scheduled component of the build process can be completed on time, thus minimising associated labour costs, delays, and financial issues which can easily cause developments to spiral out of control. In placing controls on each aspect of the process, the organisation can effectively ensure that its developments are as cost-effective and competitive as possible, as well as allowing for its customers to strategically plan for their occupation of the site far ahead of schedule.


PHIL RIDGE([email protected])

engineering solutions, delivering results

Oak House | Reeds Crescent | Watford | WD24 4PH

www.fairhurst.co.uk

ALAN CONNELL([email protected])

what we do:Civil | Structural | Roads & Bridges | Geotechnical & Environmental | Traffi c & Transportation | Water Engineering | Rail | Health & Safety

J & D Pierce Contracts Ltd, Caledonian Road, Glengarnock, Ayrshire, KA14 3DA

tel: 01505 683724fax: 01505 684810

website: www.jdpierce.co.ukemail: [email protected]

We specialise in the design, fabrication, painting and site erection of structural steelwork, working with some of the biggest construction projects in the UK for over 40 years.

J & D PIERCE IS THE COUNTRY’S FOREMOST STRUCTURAL STEELWORK CONTRACTOR.

Corby 2 DistributionCentre circa 2500T

Aberdeen Exhibition & Conference Centre

circa 8000T

Brentford Community Stadium circa 3500T

Boeing Hangar atGatwick circa 3000T

CDM PRINCIPAL DESIGNER n CLIENT ADVISOR n SAFETY CONSULTANTS n TRAINING

PROUD TO HAVE SUPPORTED GAZELEY WITH CDM CONSULTANCY AND HEALTH

& SAFETY ADVICE SINCE 1996

CDM Contract Services

n www.cdmcontractservices.co.ukn E-Mail: [email protected] Tel: 01603 764448

Jonathan Scott Hall, Thorpe Road, Norwich, NR1 1UH

Offering circa 278,852 square foot of modern, high specification distribution space, the G-Park Doncaster development will be available for occupation immediately, with the option for would-be buyers to create a build-to-suit building of up to 606,000 square foot on the remaining 32 acres of land.

Situated at West Mour Park, Doncaster, the development is well positioned in an established and already-successful location for logistics, based just off Junction 4 of the M18. Buyers are able to benefit from excellent transport links in the North of England and, through the adjoining plot available, access a huge logistical capacity for expansion in the north.

The specification for the development includes 15m clear internal height, 38 dock levellers, a security gatehouse, 4 level access doors, 65/175 HGV/car parking spaces and around 13,000 square foot of office accommodation split over two storeys.

5.1G-PARK DONCASTER


Europe’s Largest Industrial Door Programme

• Europe’s no. 1: over 80 years of experience in door construction

• Excellent thermal insulation: U-value of up to 0,51 W/(m²•K)*

• 24-hour service: here to help you round-the-clock

Industrial sectional doors

High-speed doors

Loading technology

Motiv 205-18gewerbliche Endkunden

Up to

2.5

m / s

* For the industrial sectional door SPU 67 Thermo with ThermoFrame

epd is pleased to have provided landscape design andconsultancy services to Gazeley for over 30 years working on major developments throughout the UK.

We aim to take the fuss out of the environment planning and design, to give our clients inspirational, sustainable landscapes for the future. We provide thoughtful, imaginative and practical design and development solutions.

Mark Willy: 01257 460461 | [email protected]

• Masterplanning• Design and Access Statements• Planning feasibility studies and site appraisals• Planning and Listed Building Consent applications preparation• Community and stakeholder consultation • Environmental Impact Assessments S

ER

VIC

ES • Landscape design and

delivery, from concept, through detailed design, planting plans, specifi cations, tendering and contract management to completion• Landscape visualisations• Landscape and Visual Impact Assessment• Landscape and Ecological Management Plans• Green belt, green infrastructures and landscape character assessments

When it comes to the responsible development of logistics property, there are two key aspects that Gazeley considers: the initial development phases and the ongoing utilisation of the building. These two considerations see Gazeley firstly engage with the local community before developments even commence and then adopt an environmental strategy for the build process and with the eventual use of the building in mind.

When looking at engagement with the local community, Gazeley begins this engagement at the earliest stage possible to ensure that there are no surprises or issues; key benefits of this add to the aforementioned assurances on timely delivery and also allow the organisation to pre-emptively mitigate any potential concerns raised by the community. This engagement traditionally takes the form of open days hosted by Gazeley, which are complemented with efforts to showcase what the developments can bring in terms of initial work, long-term employment, and other benefits for the local community.

In terms of environmental standards, Gazeley consistently sets the benchmark for its properties at the BREEAM Very Good standard, with the option to further this up to Outstanding should that be of interest to the customer. Looking outside of this, however, the organisation also takes an active role in promoting environmentally friendly logistics operations through the availability of vehicle charging points, easy integration of solar PV systems, and support for CNG plant and truck parking. It’s an area which Gazeley is very passionate about, but ultimately, just how far the organisation goes with environmental strategy depends on the considerations and specification of the customer.

6.0RESPONSIBLE AND GREEN BUILDING


INDUSTRIAL SPECIALISTS DELIVERING A BESPOKE SERVICE

www.kampcl.com

We tailor our services to the individual needs of our customers

For more information contact us on: T: 01908 662021 E: [email protected]

> Project management, cost management and employer’s agent services

> Projects delivered through – Key Account Management

> Base build, build to suit, fi t outs and automation

> 10million sq ft delivered to date - 15million sq ft in progress

10889 - KAM - Gazely Feature Advert_AW.indd 1 10/04/2019 08:51

FK are proud to have been part of Gazeley’s journey from the beginning and are looking forward to supporting them on their next chapter of growth.

- Steve Hall, Managing Director.

FK Group, leading provider of full envelope solutions across distribution, retail & commercial buildings.

www.fkgroup.co.uk

Outside of the developments themselves, Gazeley has also been taking a crucial role in driving innovation within the logistics sector, which has seen the firm partnering with local education to develop a dedicated Logistics Institute of Technology in Lutterworth. Partners of the institute include North Warwickshire & Hinckley College, South Leicestershire College, Aston University, and Holovis, with the overarching ambition being to deliver a purpose-built campus in the heart of the extended Magna Park.

Able to accommodate some 1,000 students, the institute will look to offer vocational training and education to meet the evolving technical requirements of the distribution and logistics industry, as well as help drive further talent into the industry and help businesses access the skills they need. It’s estimated that an approximate 5,800 new jobs could be created through the institute and is estimates a potential £12.4m per annum generated in business rates. All of this serves as part of the £800m Magna Park development.

Graeme Munro commented: “It’s intended as a University of Logistics, which will be the first of its kind in the UK. As everybody recognises, there’s been a lot of upscaling in terms of e-commerce which is bringing a lot of jobs and opportunities for people, so integration with technology is one of the things we’re looking at now. In terms of the Institute for Lutterworth in particular, it’s to have a core centre for logistics graduates.”

As Steven Alexander explained: “Our logistics facilities can cover all sorts of bases and we’re willing to work with whichever type of customer to give them what they want. That can be anything from the specific facility requirements through to the environmental requirements. We’re working on a scheme right now with a very sustainability-focused customer who wants one of the greenest warehouses in the country, which is something we can provide to them; we have a specialist design team working with them right now and ensuring the customer gets exactly what they want. Ultimately, we have the team, we have the knowledge, and we have the land potentially to service just about any customer.”

"Ultimately, we have the team, we have the knowledge, and we have the land potentially to service just about any customer.”


Bradbrook Consultinghas extensive experience working with Gazeley on a number of high profile projects, from pre-acquisition advice through to development completion. We provide a complete design service resulting in a high-quality product delivered in a timely and efficient manner. Our team is well-established with a deep understanding of Industrial Logistics Development design and the requirements of the various institutional developers and bespoke designs. We offer a wide range of services associated with Civil and Structural Engineering.

020 8339 9006www.bradbrookconsulting.com

Neil [email protected] [email protected]

1st Floor | The JunctionStation Road | Watford

| Hertfordshire| WD17 1ET

“We arevery proud of

our continuedrelationship with

Gazeley and over thepast 30 years we have

successfully designed anddelivered a wide range of industrial

and logistics projects; often on challenging sites with

fast track programmes”

- Michelle DavisonCompany Director

For more information contact Michelle Davison - T: 01924 811000 | E: [email protected] | www.mjmc.co.uk

MJM Consulting Engineers is an independently owned practice established in 1978. We off er a comprehensive range of engineering design services from conception through to completion including civil, structural, highways and transport planning.

For more information contact Michelle Davison -

Over the last 40 years, we have established a deserved reputation for a high quality service through rapid production of practical, cost eff ective and often innovative design solutions. Our aim is to always be a vital and eff ective member of the development team.

Gazeley’s G-Park Stoke project is a speculatively developed property to meet BREEAM Very Good standard. This immediately-available development includes 274,219 square foot of high specification distribution warehousing space to let, and has great transport links into the M6, just off Junction 15, as well as into the M1, off junction 24. This sees the facility as an ideal avenue for businesses seeking connections into the North, Midlands, and London itself.

The development benefits from a best-in-class specification, including: 50 metre service yard, 15 metres clear internal height, 28 dock levellers and four level access doors, 70 HGV parking spaces, 166 car parking spaces, a gatehouse and three storey offices suited to a broad range of occupational use. Much like the G-Park Doncaster development, the site also has an adjoining plot which can offer built-to-suit opportunities of up to 128,000 square foot of additional development space.

6.1 G-PARK STOKE


Tel: 01388 605 636 | www.hathaway-roofi ng.co.uk

The UK’s leader in the design, manufacture and installation of Roof andWall Cladding Systems to the logistics sector

Hathaway are proud to deliver 70,000m2at Plot 520, Milton Keynes.

We continue to demonstrate value, quality and programme certainty. We congratulate and support Gazeley with their planned expansion across the UK.

As specialists in the industrial sector, Lysander Associates provide construction consultancy services to funds, developers and occupiers. Our bespoke and personal service is tailored to meet clients’ specific requirements.

Lysander has extensive experiencein a wide range of projectsincluding new builds, refurbishments andsingle & mixed use schemes.

01483 527 [email protected] Dairy, Greenways Studios, Lower Eashing, Surrey, GU7 2QF

Project Management Building Surveying Development & Fund Monitoring Cost Management Construction Management Dilapidations

Specialising in the Industrial Sector

Over the last few years, Gazeley has seen a major shift in the market, partially thanks to Brexit, and partially due to the simple changing nature of the logistics sector. Although more traditional logistics operations have been exercising a degree of caution in recent years, explosive growth in the e-commerce sector has led Gazeley to identify this as a key market of growth and an opportunity which the company has every intent of maximising on.

“We’re seeing high demand at the moment and no real hold-backs from Brexit. There are a few big organisations in the retail side which might be holding back to see what happens in Brexit, but on the other side of the coin with e-commerce, the need to grow is there regardless of Brexit,” explained Graeme Munro. “The e-commerce and online scenario is a massive growth factor for the next few years and it’s managing to gather substantial momentum across Europe. We can say for e-commerce in the UK that it’s quite well advanced in Europe, and the UK has been at the forefront of developing e-commerce warehouses. As examples we developed one for H&M last year in Milton Keynes, and we’ve just had our second one already taken by Amazon as the end-user.”

Indeed, regardless of the Brexit outcome, Gazeley has a very positive outlook both within the UK and across mainland Europe, where the organisation will be looking to establish further operation within the already-successful French and German Markets. In addition, the company will be looking to re-enter and build localised teams for developments in the Spanish, Dutch, and Italian logistics markets as it aims to spread the vast expertise at its disposal across mainland Europe.

7.0 FUTURE PLANS AND EUROPEAN EXPANSION


Engineering excellence in the logistics sectorSpecialising in multi-level warehousing solutions

Civil & Structural Engineering

Highways and Infrastructure Engineering

Ground Investigations and Geotechnical Engineering

Contact us:E: [email protected] T: 0161 233 0746

Hydrock.com

Hydrock is proud to support Gazeley with their developments across the UK

Although very much a Europe-focused organisation, the nature of Gazeley as part of the global GLP brand also means that the organisation will not be shying away from intercontinental projects, although the core focus of the company will indeed be to continue growing the brand across Europe as the primary objective. Interestingly, this will be done through continued developments both small and large, with perhaps an increased focus on developing more small-scale logistics properties for emerging or SME businesses in addition to the big-name clients it is most commonly associated with.

Graeme Munro clarified: “Gazeley are here to do business and we’re customer-centric. We’re on a path to grow rapidly with our customers together. We’re not just a European company now, but we’re pan-global and we can facilitate a global service. Having just been with Steven out in China and Japan recently, we can see there are a lot of opportunities cross-region and, what with being a global company now, we don’t see that as some kind of boundary now.

“When we’re looking at Europe, Germany in particular is a very strong market and we’re very busy out there as well as in France; we have very strong growth plans there. We also entered the Spanish market earlier this year, with three speculative builds to start with. We’ve also entered the market recently in Holland, with a full team there, and we also have plans to re-enter the Italian market with a full team as well. We certainly plan to be very active across Europe.”

Steven Alexander added: “For the UK we’re on a fairly competitive and ambitious plan to deliver between 3 and 4 million square feet of new build every year, for the next five years. That’s a fairly ambitious plan and it does require us to have the lands purchased and the necessary consents in place, but it’s something we feel is achievable given we achieved it last year and we’re already on track to do the same again this year.”

“Gazeley are here to do business and we’re customer-centric. We’re on a path to grow rapidly with our customers together. We’re not just a European company now, but we’re pan-global and we can facilitate a global service."

Graeme Munro

Head of Construction [email protected]

Steven Alexander

UK Construction [email protected]

FOR MORE INFORMATION:

warehouse & logistics special gazeley · 2019-06-14 · 86 building design & construction...

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