An operational and technological masterpiece in logistics

A warehouse in a prime location is not enough to attract tenants or investors. A high-quality facility and its design are increasingly becoming true operational and technological masterpieces. What represents the cutting edge of design today, and what poses a challenge in the warehouse real estate sector?

The appetite for warehouses is growing. This is partly because the way their space is used is changing. Unique facades, prestigious office spaces, high-tech warehouses, solutions that are more employee-, neighbor-, and planet-friendly, and even rooftop terraces—these are just a few examples of the features tenants are looking for in warehouses. This is also a result of increasingly sophisticated client requirements, evolving plans, as well as the innovative thinking of designers and growing technical and technological capabilities, including, among other things, the streamlining and digitization of the design process.

The key is flexibility 

Warehouses are designed in various ways depending on the type and intended use of the space. With a skilled designer, different types of buildings can be easily and inexpensively converted into other types of spaces to meet current needs.

A flexible and optimal approach to meeting individual needs is most easily achieved through the BTS (Built-to-Suit) model . BTS (Built-to-Suit) is a model for commercial real estate development—most commonly for warehouse or industrial facilities—designed and built from the ground up to meet the specific, individual requirements of a particular tenant. Unlike ready-made speculative space, a BTS facility is built to order, taking into account the client’s unique technological processes, layout of the facilities, and technical specifications.Read the full definition → (Build-to-Suit) or BTOBuilt-to-Own (BTO)Built-to-Own (BTO) is a model for developing a commercial property—such as a warehouse or manufacturing facility—in which the developer designs and builds the facility directly for the client’s ownership. In this model, the investor becomes the sole owner of the property upon completion of construction, financing the entire project with their own funds or a bank loan.Read the full definition → (Build-to-Own). Speculative developments are offered in a “developer standard”—a standard that is continuously refined and improved. At 7R, this refers to a building height of up to 10 m or up to 12 m, and floor load-bearingcapacity. Floor load-bearing capacity is a parameter specifying the maximum static and dynamic loads that an industrial floor can safely bear without the risk of cracks, deformation, or ground settlement. It is most commonly expressed in metric tons per square meter (t/m²) or in kilonewtons per rack leg support point (kN/foot).Read the full definition → for storage: 7 t/sq m (logistics parks), 5 t/sq m (City Flex-type facilities), as well as fire protection (for facilities larger than 4,000 sq m) in the form of smoke exhaust systems and sprinklers, along with hydraulic docks, ground-level gates, and maneuvering areas.

Another type of project involves logistics parks and big-box warehouses (with a floor area of up to 50,000 square meters), mega big-box warehouses (100,000 square meters and larger), and urban facilities such as small businessunits (SBU)Small Business Unit (SBU)Small Business Unit (SBU) is a flexible warehouse module with a smaller floor area (typically ranging from 300 to 1,500 m²), combined with high-end office space or a prestigious showroom. SBU facilities are typically located within the boundaries of major cities, providing an ideal solution for last-mile logistics, e-commerce, and SMEs.Read the full definition → (SBU) with a built-up area of approximately 10,000 sq. m and city logistics facilities with a built-up area of up to 20,000 sq. m. Urban formats pose a particular challenge.

Second, listen 

The need for flexible design also means that design methodologies proven in other areas of business—such as Agile—are being adopted in architecture and construction. This makes it easier for the designer to openly and closely collaborate with all parties involved in the process, which is essential for understanding and adapting to the client’s needs. These needs are changing at an ever-faster pace, requiring active listening and asking questions.  “ The roles of the designer and the client in the design process are evolving. From the very beginning, we collect and exchange information so that it can best serve us in later stages, at the execution level, ” says Ewa Tomaniak.

The need for transparency and interdisciplinarity in design is evident, for example, in collaboration with tenants who use industrial automation. “ A warehouse often becomes, in effect, a factory: the designer must have a thorough understanding of the technological processes specific to a given industry and the resulting local loads and safety measures required for the facility, ” explains a 7R expert.

Technology is also helping. The BIM (Building Information Modeling) system is slowly revolutionizing the design process. Clients can regularly check on the progress of the work, analyze their needs as they arise, and make adjustments early in the project.  “ It’s a sort of reversal of the traditional design process, which saves time and money, as well as other resources, such as paper, and reduces the number of meetings, ” notes Ewa Tomaniak.

The magazine's green page 

In the design process, it is essential to prioritize sustainable development—in social, economic, and environmental terms, including climate considerations. From the very start of each project, 7R implements the principles of so-called green certifications at a sufficiently high level: BREEAMBREEAM (Building Research Establishment Environmental Assessment Method)BREEAM (Building Research Establishment Environmental Assessment Method) is one of the world’s most important and widely recognized methods for the multi-criteria assessment of buildings in terms of sustainability, environmental performance, and occupant comfort. BREEAM certification confirms that a warehouse facility has been designed and constructed in accordance with rigorous environmental standards.Read the full definition → at a rating of at least “Very Good.”

This is particularly important, for example, in the case of logistics parks, which occupy a large portion of local urban planning areas. Other factors that matter include transportation access and appropriately sized retention basins. It is also important to maintain the modularity of facilities and implement other solutions that conserve resources.