A masterpiece of operational and technological logistics

Simply locating a building in the right place isn’t enough to attract potential tenants and investors. A well-designed center truly becomes a masterpiece of operational and technical excellence. Ewa Tomaniak, an architect at 7R, explains what truly constitutes avant-garde design and what actually poses a challenge.

The demand for warehousing is growing, partly because the way such space is used is also changing. Today’s warehouses can feature unique facades and showcase office spaces, as well as halls packed with technology and solutions that make them not only employee-friendly but also considerate of their neighbors and the planet. They can even include rooftop terraces. These are just a few examples of the features that might appeal to tenants. However, these features are driven not only by tenants’ ever-increasing demands and evolving plans, but also by innovative thinking from designers and advances in technology and expertise that open up new possibilities. This includes improvements in digitalization and warehouse design.

The key is flexibility 

The design of warehouses depends on the type of space and its intended use. With a skilled designer, different types of buildings can be quickly and inexpensively converted into other types of space to meet current needs.

The best and most flexible approaches to meeting individual requirements are when the client commissions a BTS (Built-to-Suit) project—a model for commercial real estate development, most often a warehouse or industrial facility—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 BTO (Built-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) development. Speculative builds are also available under what is known as “developer standard,” a standard that is continually being refined and improved. At 7R, this means a building height of 10 m or 12 m with a floor load capacity of 7 t/sqm in logistics parks and 5 t/sqm in City Flex centers. It also includes fire safety features for buildings larger than 4,000 sqm, such as smoke extractors and sprinklers. Hydraulic docks, ground-level gates, and maneuvering areas are also included.

Urban projects, which include small business units (SBU) — 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 major cities, providing an ideal solution for last-mile logistics, e-commerce, and SMEs.Read the full definition →) with build-out areas of around 10,000 sqm and city logistics with build-out areas of over 20,000 sqm, are very different from logistics parks, big-box developments (with build-out areas of up to 50,000 sqm), and mega big-box facilities (100,000 sqm or more). Urban formats are particularly challenging.

And then you must listen 

The need for flexible design means that alternative design methods—such as Agile—that have been tested in other business fields are beginning to be adopted in architecture and construction. With this approach, designers can easily work and collaborate with all parties involved in the development process, which is essential for understanding and meeting the client’s needs. These needs change so rapidly that active listening must be employed and questions must be asked continuously.

“The roles of the designer and the client evolve during the design phase. We gather and share information from the very beginning so that it can be put to the best possible use in later stages of development,” says Ewa Tomaniak.

The need for transparency and a multidisciplinary approach in design is evident, for example, when working with tenants that use industrial automation.

“A warehouse effectively becomes a factory, so a designer must fully understand the technology used by each branch, as well as the load-bearing requirements of each specific area and the necessary security measures,” says the 7R architect.

Technology is also helpful. The BIM (Building Information Modeling) system is gradually revolutionizing the field of design. Clients can check on progress regularly to ensure that the work continues to meet their needs and request changes early in the project.

The green side of warehousing 

Paying attention to sustainable development is extremely important during the design process—not only for the environment and the climate, but also from a social and economic perspective. From the very beginning of a project, 7R aims to obtain green certification of an appropriately high standard, which means BREEAM.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 their sustainability, environmental performance, and occupant comfort. BREEAM certification confirms that the warehouse facility was designed and constructed in accordance with rigorous environmental standards.Read the full definition → with a rating of at least “Very Good.”

“A center must be both welcoming and functional in terms of its appearance and supporting infrastructure, and this must also apply to neighboring buildings and local residents,” says Ewa Tomaniak.

This is particularly true for developments such as logistics parks, as they place high demands on local urban infrastructure. Key factors include access to roads and transportation, as well as the appropriate size of retention tanks. It is important to maintain a center’s modularity and other features that help conserve resources.