Littlebrook, Dartford - M25
Location
Dartford
Area
3.5 million sq ft
Status
Ongoing
World-class development through technical depth and planning expertise
— Summary
- Unconditional acquisition of a complex brownfield opportunity within the M25, backed by Tritax Big Box REIT.
- Extensive stakeholder engagement to secure consent and road network upgrades, including a c. £2.3m contribution and Section 278 delivery.
- Technically challenging demolition, remediation and flood mitigation, including Environment Agency approvals and importation of over 100,000 cubic metres of inert material.
- Community and infrastructure commitments delivered alongside £250m of private investment and the creation of 3,500 jobs.
Littlebrook is one of the largest brownfield industrial opportunities to come to market within the M25. Bericote’s unconditional bid, backed by Tritax Big Box REIT, was selected on the basis of certainty, technical understanding and deliverability.
As a former oil- and coal-fired power station site, adjacent to major fuel storage and with 1.3km of Thames frontage, Littlebrook presented significant technical challenges. Planning consent was secured through extensive engagement on traffic, air quality and ecology with a broad range of stakeholders.
— Engagement with Major Stakeholders
We worked closely with Dartford Borough Council, Kent County Council and National Highways to agree and secure road network improvements, including a c. £2.3m contribution to junction works. Motorway slip road improvements were progressed with National Highways through detailed design, departures and a Section 278 agreement.
We also engaged with local politicians and resident representatives throughout the planning and delivery process.
Crucially, we secured practical planning outcomes, including condition wording that supported our programme while maintaining confidence for occupiers and our JV partner.
Early engagement with the Environment Agency enabled a controlled transition into decommissioning and demolition; for a short period, Bericote held the licence to operate the power station and generate power.
£2.3m
2,800,000 sq ft
— Technical Challenges
The site presented the most complex and wide-ranging technical challenges Bericote has undertaken.
We appointed a specialist demolition contractor with extensive relevant experience and agreed a programme aligned with our development strategy. Several major explosive events were planned and executed overnight or in the early morning to avoid disruption to the M25. Demolition was completed on time and within budget.
Agreement with the Environment Agency was reached on four flood defence solutions, each approved through the relevant planning applications. We also obtained Environment Agency approval to import over 100,000 cubic metres of inert material to raise site levels to the required flood-risk datum.
Ground conditions adjacent to the river indicated deep piling as the preferred approach. Under Bericote’s leadership, the team developed a range of hybrid foundation solutions, avoiding underground obstructions where necessary and re-using existing deep structures where possible.
Extensive ground investigations enabled an approved route through remediation, management of ground gases and the potential presence of UXO.
100,000m³
— Community Commitments
Early discussions with Dartford Borough Council identified opportunities to support the local community.
Bericote appointed a dedicated community liaison officer to engage with local partners and deliver targeted initiatives. These included sponsorship for a community café, food and educational supplies for those in need, and regular social events for children and elderly residents.
During construction, we worked with the local technical college and schools to provide work experience and training opportunities, alongside site visits for groups of children and young adults.
We partnered with Dartford Football Club to support community initiatives for young people and provided kit and equipment for the men’s and women’s teams.
The masterplan included a range of small and medium-sized units to create opportunities for local businesses to expand and remain in the area.
— Delivering on Our Promises
Dartford Borough Council required clear, measurable commitments to provide confidence in delivery. Examples included:
• £2.3m funding for local highways improvements
• £250m private investment into the site
• £230k contribution to local cycleways and footpaths
• £7.5m to community infrastructure (CIL)
• 3,500 jobs created
• Enhancement of flood defences
• Shuttle bus provision to the site
• New free cycle scheme to the site
• Creation of new habitats for bees and eels
• Investment in photovoltaics, green walls and roof systems
— Development Outcome
Littlebrook has been established as a 3.5m sq ft, institutional-grade logistics park, anchored by world-class occupiers including Amazon’s 2.3m sq ft fulfilment centre and IKEA.
The scheme now provides a resilient, investment-grade platform with further phases already consented. Bericote is now preparing to progress the final phase, aligned with the reinstatement and release of land associated with National Grid’s former substation.
A leader in logistics development, Bericote’s team is hugely knowledgeable, attentive and sensitive in their approach, prepare thoroughly and have consistently outperformed for us.
Colin Godfrey
