Developments
Our track record demonstrates the way we work together to deliver on budget and on time. We challenge ourselves every day to be led by sustainable development; we will always deliver BREEAM Outstanding developments that exclude gas and oil connections. We always give back to the communities we work in, through charitable projects, sustainability initiatives and by engaging the next generation.
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Four Ashes Park - Phase II
Four Ashes Park Phase II is Bericote’s proposed next step at Four Ashes, bringing forward a new employment development on land to the north-east of Gravelly Way. The scheme is designed to build on the success of Four Ashes Phase I, which transformed an unused, contaminated site into around 1 million sq ft of modern employment space, supported more than 1,100 jobs, and was underpinned by around £15m of highways and infrastructure investment.
Phase II is expected to comprise four small-to-medium mixed employment units, ranging from 50,000 to 110,000 sq ft, with ancillary offices and associated parking, targeting local and regional occupiers not catered for within the neighbouring West Midlands Interchange masterplan.
Following local consultation in December, Bericote is progressing technical work towards submission of a detailed planning application. The proposed scheme will target BREEAM Outstanding.Find out more -
Powerhouse - Phase IV
Powerhouse Phase IV is the final phase of The Powerhouse, Littlebrook in joint venture with Tritax Big Box REIT. Planning consent has been secured for c.143,000 sq ft across three units, providing flexible industrial and logistics accommodation with ancillary offices, service yards, parking and landscaping.
The site sits on the footprint of National Grid’s former Littlebrook substation. National Grid are currently on site progressing reinstatement works, following the delivery of their replacement facility elsewhere at The Powerhouse, enabling the transmission of 2GW of low-carbon and renewable energy to around 1.5 million homes.
Phase 4 has been designed to complement the established occupiers already on the estate and will target EPC A and BREEAM Outstanding. Construction is expected to commence in 2026, completing a scheme that now totals 3.3 million sq ft consented at The Powerhouse.Funded By
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Powerhouse - Phase III
300 at The Powerhouse is a 304,196 sq ft speculative logistics facility at Littlebrook, Dartford, positioned immediately off M25 J1A by the Dartford Crossing. Now complete and available for immediate occupation, the building has been designed to meet modern occupier requirements in the highly constrained east-M25 market.
The warehouse provides an exceptional operational specification, including 21m clear internal height (one of the tallest speculative builds to complete in the UK), 5MVA+ power supply, and a 55m yard depth supported by extensive loading provision. Office accommodation is delivered as three-storey HQ-style space, alongside significant car and trailer parking, with EV-enabled provision and a roof designed for PV installation.
Delivered by Bericote and Tritax as part of the wider regeneration of the former Littlebrook Power Station site, 300 sits within a nationally significant logistics destination.Find out moreFunded By
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Haydock66
Haydock 66 is the final residual plot of Bericote's scheme at Haydock Industrial Estate, unlocked through the securing of planning consent for a high quality 65,890 sq ft mid box industrial unit in a prominent position fronting the A580, less than 1.5 miles from M6 J23.
The consented scheme was designed as modern, highly functional accommodation, targeting EPC A and BREEAM Excellent, with specifications including 11m clear height, service yard and a practical loading profile suited to a wide range of occupiers.
The serviced plot was sold with full planning consent to Panattoni in 2025, allowing Bericote to recycle funds from this balance sheet asset into future opportunities. -
Coventry Logistics Park
Coventry Logistics Park is a three-unit, 784,989 sq ft logistics campus on a 43-acre site in the heart of the Midlands “Golden Triangle”, with strong connectivity to the strategic motorway network.
Developed by Bericote in partnership with JP Morgan Asset Management, the site was acquired out of receivership at pace, with planning secured in under 13 weeks, and delivered as a speculative scheme that was fully pre-let during construction to DHL, GEODIS and VIAD.
The asset was designed to be genuinely best-in-class: all three units achieved EPC A and BREEAM Outstanding (with a score of 91.7%; at the time the highest ever achieved in the sector), supported by rooftop PV, air source heat pumps, and a high provision of EV charging and cycle storage.
Alongside the environmental performance, delivery prioritised local and social impact, including £2.5m spent with the local supply chain and community engagement through education and support initiatives.Funded By
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Powerhouse - Phase II
Powerhouse Phase II is a circa 452,000 sq ft customer distribution centre developed for IKEA at Littlebrook, Dartford. Delivered in the second phase of Bericote and Tritax’s regeneration of the 124-acre former Littlebrook Power Station, the building sits in a critical last-mile location inside the M25, close to the Dartford Crossing and the strategic road network serving London and the South East.
Pre-let to IKEA on a 15-year lease, the facility provides highly specified, modern logistics accommodation designed to support fast home delivery at scale, with capacity for almost one million orders each year and over 300 local jobs created.
The scheme was delivered with no fossil fuel connections and operates on 100% renewable energy, with a PV-ready roof and provision for 28 rapid HGV chargers plus 60 overnight chargers. Sustainability outcomes include BREEAM ‘Excellent’, EPC A, 99% recycling of demolition materials and over 6 acres set aside for biodiversity improvement.Funded By
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Alpha Park
Alpha Park is a 148,331 sq ft three-unit logistics park at Chandler’s Ford, developed speculatively by Bericote in partnership with BlackRock. Following the acquisition of an 8.5-acre former Hampshire Police site in 2015, Bericote brought forward one of the South Coast’s first major speculative industrial schemes in around a decade, delivering the first significant new development on the Chandler’s Ford Industrial Estate in over 15 years.
The park comprises three detached, self-contained warehouses with secure yards, designed to meet modern operational requirements in a supply-constrained market. Alpha Park is positioned for regional and national distribution, with direct access to M3 Junctions 12 and 13 and the M27, providing strong connectivity to the Port of Southampton, Southampton Airport, the A34 and the M25.
The scheme was fully let to DHL, DX Network Services and Charles Kendall Freight, and was subsequently sold in February 2023.Funded By
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Powerhouse - Small Unit Scheme
Powerhouse plots 4A and 4B were developed to create a 20-unit multi-let scheme totalling c.85,000 sq ft, delivered as part of the wider regeneration of the former Littlebrook Power Station site in Dartford.
The small-units element was developed in close collaboration with Dartford Borough Council to ensure the masterplan supported local growth as well as major national occupiers. That commitment was formalised through the Section 106 for Phase 2, which required Phase 3 to include smaller employment premises to provide a broader range of commercial accommodation.
The completed scheme provides flexible, high-quality space (units typically c.2,885–6,025 sq ft) in an under-supplied location inside the M25, with strong sustainability targets including EPC A and BREEAM Excellent, alongside solar PV, LED lighting and EV charging.Funded By
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Powerhouse - Phase I
Powerhouse Phase I is a 2.3 million sq ft automated fulfilment centre delivered at Littlebrook, Dartford, on a prominent brownfield site inside the M25. The building is arranged over four floors and is designed to handle exceptionally high throughput, integrating complex automation and robotics to support Amazon’s operations at scale.
Delivered in partnership with Tritax Big Box, the scheme followed Bericote’s acquisition of the former power station and a £25m programme of demolition, remediation and infrastructure to unlock the wider 120-acre site.
The facility was pre-let to Amazon on a 20-year lease and reached completion in summer 2021, marking a major milestone in the transformation of Littlebrook into a nationally significant logistics location.
Sustainability was embedded in the base build, including no gas connection, a 3.5MW rooftop PV array (supplying a significant proportion of operational demand), and EV charging provision, alongside BREEAM “Excellent”.Funded By
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Haydock525
Haydock525 is a 525,600 sq ft cross-docked distribution facility at Haydock Industrial Estate, delivered speculatively by Bericote in partnership with Hillwood as part of the wider M6Major scheme.
Built to an excellent logistics specification, it provides 15m eaves, extensive dock and level access loading, substantial HGV and car parking, and an EPC A rating, creating a modern, high-performing asset in one of the UK’s most competitive warehouse markets.
Within six months of practical completion, the building was let to Kellogg’s and now operates as a major UK distribution hub for its Pringles and cereal brands.
Bericote was subsequently appointed by Kellogg's to deliver a £5m fit-out, completed on time and on budget during the Coronavirus period, while tightly managing health and safety alongside Kellogg’s stock build-up.
A roof-mounted solar PV system and a new 7-acre woodland formed part of the project’s ESG delivery.Funded By
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Haydock360
Haydock360 is a c. 361,000 sq ft Amazon sortation facility delivered with Tritax Big Box as the first phase of the wider M6Major masterplan at Haydock, St Helens. Pre-let to Amazon on a 15 year lease, the building is widely recognised as one of the UK’s most advanced sortation assets, designed around high throughput operations and efficient HGV circulation.
The property benefits from docking to three sides, 360 degree circulation, 12m eaves, and 67m deep service yards, all within a low 24% site cover that prioritises flow over density.
The building also includes substantial office and hub accommodation, together with extensive trailer, van and car parking and a high number of dock positions to support peak demand.
What made the project exceptional was not just the building, but the enabling work. The site demanded a new approach to access and infrastructure, including the delivery of a new access road and junction connection to the A580, turning a constrained landholding into a location capable of supporting big box operations.
Developed as a turnkey facility and completed in July 2019, the scheme was delivered alongside significant infrastructure works and included the creation of 7 acres of woodland for community and estate amenity, reflecting the long term approach taken to placemaking at M6Major.Funded By
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Four Ashes Park - Phase I
Four Ashes Park Phase I is an industrial and manufacturing scheme delivered by Bericote in partnership with Tritax Big Box at Four Ashes, near Wolverhampton. The project transformed a contaminated, disused former employment site into around 1 million sq ft of modern workspace, establishing Four Ashes as a nationally significant location for logistics and advanced manufacturing.
The anchor building is a 545,000 sq ft pre-let facility developed for Gestamp Tallent, delivered as a purpose-built, high-spec manufacturing plant to support major automotive supply chains. The project safeguarded c.800 jobs and enabled substantial investment in new production equipment and fit-out.
Alongside this, Bericote delivered a 37,000 sq ft unit using balance sheet capital, later let on a long-term lease to Haulotte UK.
Bericote also secured planning for a further c.450,000 sq ft plot which was subsequently sold to Panattoni and has since been developed and occupied by GSF Car Parts as a major national distribution facility. -
Tower Thurrock
Tower Thurrock is a speculative logistics scheme delivered by Bericote in partnership with BlackRock in West Thurrock, just off Oliver Road (A126), in a location defined by constrained supply and strong access to the wider London market.
The development comprises three self-contained units designed for distribution and industrial occupiers, with a consistent Grade A specification including dock and level loading, deep secure yards and 11m eaves.
Bericote advised a shift from BlackRock's initial strategy to secure a single pre-let, instead pursuing to a multi-unit speculative business plan, allowing the JV to bring deliverable product to market quickly and respond to prevailing occupier demand.
The scheme is now fully occupied by Amazon, The Co-op and EBB. Letting milestones included EBB taking the first unit on a 15-year lease, Amazon taking the second unit on similar terms, and The Co-op taking the final unit on a nine-year lease.Funded By
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Crossdox - Phase II
Crossdox Phase II is a circa 570,000 sq ft chilled customer fulfilment and distribution facility delivered for Ocado in partnership with Tritax Big Box REIT. Located inside the M25 on Bronze Age Way, the development secured one of the few sites capable of accommodating a single building of this scale so close to the London conurbation, with strong onward connectivity across London and the South East.
Pre-let to Ocado on a 30-year lease, the facility was designed around high-throughput operations. The layout prioritises efficient goods-in and goods-out flows, with extensive dock and level-access loading (designed with 70+ dock doors and 16 level access doors) and significant external capacity (designed for circa 287 HGV spaces and 326 car spaces), supported by modern office accommodation.
Bericote took the project from detailed planning through to delivery, with construction commencing in 2015 and base-build completion in 2016 under a forward-funding arrangement. The building became Ocado’s fourth customer fulfilment centre and its first within Greater London, with capacity of around 200,000 orders per week and the creation of circa 3,500 jobs locally.Funded By
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Minworth
Minworth is a 15-acre former Severn Trent Water depot off Park Lane that Bericote acquired in December 2014 to deliver a new home delivery facility for ASDA Walmart and create additional development capacity on a strategically located site.
Alongside the ASDA home shopping facility (including Bericote-led fit-out works to support ASDA’s operational programme), Bericote partnered with Rockspring (Hanover Property Unit Trust) to deliver Chrome 102 a 102,750 sq ft production and distribution unit developed speculatively and pre-let during construction to DHL Express.
The location sits at the heart of the UK’s logistics “Golden Triangle”, within five miles of 11 motorway junctions including the M6 and M42, close to Birmingham International Airport and the NEC, and adjoining Prologis’ Park Midpoint.
The development supported significant job creation locally (c. 400 roles for ASDA and 120 for DHL).Funded By
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Oldlands Farm - Phase II
Following completion of Phase I at Oldlands Farm, which delivered 314,000 sq ft across two buildings for Rolls-Royce on a 25-acre site, Bericote returned to deliver Phase II as a circa 96,000 sq ft extension to support the continued growth of the operation (taking the campus to around 410,000 sq ft overall).
Phase II was handed over in February 2016 and was delivered in partnership with Tritax Big Box REIT as landlord.
Rather than simply adding shell space, the works included a full fit-out of the extension to integrate seamlessly with the live logistics environment, including lighting, heating, racking and sprinklers.
The wider project was secured through a competitive tender against six other developers, and required detailed upfront work, including archaeological investigations and earth modelling, before construction could progress.Funded By
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Oldlands Farm - Phase I
Oldlands Farm Phase I delivered circa 314,000 sq ft of new logistics accommodation at the Oldlands Farm Business Park on the northern edge of Bognor Regis, developed for Rolls-Royce Motor Cars and forward funded in partnership with Tritax Big Box. The facility sits around eight miles from Goodwood and was designed to support Rolls-Royce’s production logistics, combining inbound parts warehousing with specialist storage and a preparation workshop to keep operations close to the manufacturing base.
A key part of the delivery was the front-end work: Bericote supported the site selection process, secured the land, and managed significant archaeological investigations and earth modelling before construction could progress. The initial phase comprised two units delivered on time, creating around 400 jobs for the local community.
Following completion, Bericote were retained to deliver a circa 96,000 sq ft extension, taking the overall facility to roughly 409,000 sq ft, allowing the operation to scale without compromising layout or functionality.Funded By
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Omega South
Asda, Omega South (Warrington) is a major, occupier-led distribution facility development delivered by Bericote at the Omega South logistics park, close to Junction 8 of the M62. Planning was secured for a c. 600,000 sq ft scheme on a 28-acre plot, helping to unlock the wider Omega development by enabling investment in core infrastructure.
The project was shaped through Bericote’s open-book development model with Asda, built on transparency around costs, programme and delivery risk.
Delivered as a highly automated ambient distribution centre (with a large footprint complemented by substantial mezzanine and materials handling), the facility supports national-scale retail logistics, with Asda staff working alongside automated systems to process high volumes for stores across the region.
Bericote’s commitment went beyond the building itself, including an unconditional site position and the securing of detailed consent to keep the programme moving.Occupied By
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Heston
Bericote’s Heston scheme delivered a purpose-built c.120,000 sq ft Asda home delivery “dark store” on Cranford Lane, Parkway Trading Estate, providing a strategically located urban logistics facility close to Heathrow and the M4/M25 network. The site was sourced off-market following an extensive search and secured through direct negotiation with Asda and the landowner, InfraRed.
Planning was obtained in around eight weeks, enabling construction to start almost immediately, with extensive clearance and remediation integrated into the programme. The building was designed around Asda’s online fulfilment model, operating as a 24-hour pick-and-pack facility to support home delivery at scale, and built on an established working relationship with Asda (including prior Bericote developments for the retailer).
Asda’s operational footprint left surplus land, which Bericote used to deliver a separate 14,610 sq ft self-contained unit, now occupied by Ready Steady Store, creating an additional income-producing asset alongside the core development.Occupied By
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Kingsway Business Park
An occupier-led, open-book development delivered by Bericote for Asda, comprising circa 633,000 sq ft on a 44-acre plot. Bericote acquired the site, secured planning consent and procured the build, using a transparent delivery model shaped around Asda’s programme, specification and operational priorities.
The facility was tailored to Asda’s grocery supply chain, combining high-capacity chilled and frozen logistics with supporting service functions, and designed to handle up to three million cases per week for stores across the North West and along the M62 corridor.
The building and infrastructure were engineered around temperature-controlled logistics, including heat recovery from the refrigeration plant to provide underfloor heating in office and ancillary areas.
Delivery also required substantial enabling and off-site works, including major ground improvement (avoiding piling), sewer diversions, watercourse consents and a new adopted access road. Completed in around 40 weeks, the scheme achieved BREEAM ‘Excellent’ and incorporates LED lighting, photovoltaic panels and rainwater harvesting.Occupied By
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Portside
Bericote delivered a circa 620,000 sq ft chilled distribution and service centre for Asda on the former Solvay / Rhodia works, across a site of around 50 acres.
The project was occupier-led and occupier-funded, delivered on an open-book basis, reflecting Bericote’s long-standing development partnership model with Asda, with scope, programme and cost managed transparently against an agreed margin.
The site brought real complexity: a former chemical works with a long industrial legacy, requiring substantial remediation and enabling works to make it fit for modern logistics use.
Working closely with Asda’s operational teams, the facility was tailored around chilled and frozen distribution, supported by a large ancillary service centre and additional on site functions including tray wash and recycling, fuel and wash facilities, and an LNG fuel facility.
The specification prioritised performance and resilience, incorporating measures such as PV, a combined heat and power plant and rainwater harvesting, all delivered to BREEAM Excellent. The result is a high capacity regional hub designed to drive efficiency at scale, handling millions of cases per week across the South West.Occupied By
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Crossdox - Phase I
Crossdox Phase I comprises a circa 120,000 sq ft Tesco dotcom customer fulfilment centre, developed by Bericote in partnership with Aberdeen Standard.
Bericote assembled and promoted the site from former industrial land, secured Tesco as occupier, and delivered a highly automated facility built for high-volume grocery picking and home delivery.
The building became Tesco’s sixth dedicated dotcom depot in the London area, serving South East London and North West Kent. It was designed around Tesco’s fourth-generation operating model, with dedicated ambient, chilled and frozen zones; upgraded warehouse and stock management systems; and automation to improve pick accuracy and throughput. At launch, the facility could hold up to 30,000 products under one roof, supporting faster service levels and increased online capacity.
The scheme supported the creation of around 550 jobs, underlining the economic impact of delivering major logistics infrastructure in a constrained London market.
Phase I also established the serviced development plot and access that enabled the subsequent, significantly larger second phase at Crossdox, delivered with Tritax, and helped position the site as an established online grocery location.Funded By
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Earls Gate Park, Grangemouth
Asda Grangemouth is a circa 497,000 sq ft ambient distribution facility delivered by Bericote at Earls Gate Park, on a 36-acre former industrial site in Grangemouth, close to Junctions 5 and 6 of the M9.
The project was occupier-led and Asda-funded, delivered on an open-book basis, with Bericote working directly alongside Asda’s operational team to translate day-to-day distribution requirements into a bespoke, buildable specification. The result is a high-capacity facility designed around efficient handling of fast-moving goods, supporting an operation reported as supplying around 8,000 core product lines, while enabling consolidation of existing local depots.
Delivered in September 2012, the scheme supported employment at scale, with reports of 150 new jobs created and 450 existing roles safeguarded. Scottish Enterprise described the facility as one of the UK’s most energy efficient and sustainable distribution developments.Occupied By
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Thameside
Thameside, Charlton is Bericote’s redevelopment of Sainsbury’s Thameside Depot, delivering a modern 250,000 sq ft distribution facility on a constrained, established urban logistics site. Following a competitive tender involving some of the world’s largest warehouse developers, Bericote was selected by Sainsbury’s as preferred partner to replace an ageing and inefficient 1960s concrete-framed building with a new, high-performance warehouse.
A key part of the brief was enabling long-term operational resilience. Sainsbury’s held a 99-year lease with around 40 years remaining, on restrictive terms. Bericote worked through the landlord and legal constraints to secure permissions to redevelop without additional rental cost, and on more workable lease terms.
Planning was secured ahead of programme under delegated powers, and the new facility was delivered with frozen, chilled and ambient chambers, dedicated to serving around 200 Sainsbury’s convenience stores across South London, creating 350 local jobs.Occupied By
