Milton Keynes Baytree Fenny Lock

Project Overview
Baytree Fenny Lock involved the design and construction of a high-specification industrial warehouse comprising 135,000 sq ft of warehousing and 15,000 sq ft of office accommodation on an 18.43-acre site. The development was conceived as one of the most sustainable logistics units in the UK, combining advanced building technology with high-quality industrial design. The warehouse delivers large, flexible floorplates supported by integrated Grade A office accommodation, creating a modern logistics asset capable of meeting the demands of contemporary occupiers while prioritising environmental performance and user wellbeing.

Project Requirements
The client required the delivery of a market-leading logistics facility with a strong focus on sustainability, occupant wellbeing and long-term operational efficiency. Key objectives included achieving BREEAM ‘Excellent’ performance and providing a building that was WELL-ready, incorporating technology-enabled features to monitor indoor air and water quality. The warehouse needed to provide high clear internal heights, heavy floor loadings and efficient servicing arrangements, while the office accommodation was required to offer high-quality working environments directly connected to the warehouse.

Glencar’s Role
Glencar was appointed as main contractor to deliver the design and construction of the warehouse, office accommodation and associated external works, coordinating all activities through to completion and handover.

Responsibilities included:
- Overall construction management and site coordination
- Design and construction of the industrial warehouse
- Delivery of integrated Grade A office accommodation
- Coordination of sustainability-led design and construction elements
- Management of extensive external works
- Programme, quality and health and safety management

Scope of Works
Enabling Works / Civils & Infrastructure
- Site set-up and enabling activities
- Infrastructure and service connections
- External circulation and access arrangements

Building / Superstructure
- Steel-framed warehouse construction
- Mono-pitch roof design to reduce internal columns
- Structural design eliminating internal gutters and rainwater goods

Fit-Out & Building Services
- Grade A office accommodation linked via glass walkways
- Mechanical and electrical installations
- Technology-enabled monitoring systems for air and water quality

External Works & Landscaping
- Service yards and dock loading facilities
- Car parking and landscaped areas
- External amenity space with dual-use hardstanding

Technical & Delivery Challenges
Delivering a high-specification logistics facility with ambitious sustainability and wellbeing targets required close coordination between design, structure and building services. Achieving clear internal heights of 12.5m rising to 17.5m, alongside high floor loadings and extensive dock provision, demanded careful structural planning. Integrating advanced technology systems to support WELL-ready performance added complexity to services coordination. The mono-pitch roof design required precision to deliver structural efficiency while maintaining long-term performance and buildability.

Delivery Conditions Addressed
- High-specification logistics development
- Sustainability and wellbeing-led design
- Large-span warehouse construction
- Integration of advanced building technology
- Programme-driven delivery

Sustainability & ESG
The development was specified to achieve BREEAM ‘Excellent’ and designed to be WELL-ready, incorporating technology-enabled sustainable design features. An extensive sensor suite monitors indoor air and water quality, supporting occupant health and wellbeing. Highly efficient building fabric, reduced internal structural complexity and future-proofed design strategies contribute to lower operational energy demand and long-term environmental performance.

Innovation / Digital
Baytree Fenny Lock was the first project in the industrial and logistics sector to incorporate a Digital Twin approach. This enabled data-led design development and supports ongoing building management, providing enhanced operational insight, performance monitoring and long-term asset optimisation.

The Outcome
The completed Baytree Fenny Lock development delivers a pioneering logistics facility that combines operational efficiency with industry-leading sustainability and wellbeing standards. Flexible warehouse space, high-quality offices and advanced digital infrastructure provide a future-ready asset aligned with modern occupier expectations. The project establishes a benchmark for sustainable industrial development within the UK logistics sector.