With the continued growth of the logistic sector, and in some areas corresponding loss of employment land, the modern business operation will no longer think solely of what town or city it traditionally may wish to occupy, and will now think along the lines of ‘corridors’ or ‘regions’.
A10 Corridor
The base of the A10, around the A406 North Circular Road, is, alongside the A13, certainly one of the most expensive commercial locations to the northeast of London, commercially commencing with locations such as Tottenham, Edmonton and Enfield. These locations were historic manufacturing bases which have evolved into more logistic and service uses. With close proximity to both the M25 and City of London they are in demand by companies seeking to serve those markets quickly. At the M25/A10 junction is Waltham Cross, which is becoming increasingly popular on the basis of North London commercial overspill. Heading northwards is Hoddesdon, another town with a significant commercial base, where there is relative value comparative to the inner M25. At its furthest reaches the corridor intersects with the M11 again after passing through Royston which is commercially strong, mainly on the back of its proximity to Cambridge.
A12 Corridor
Principally running out from the East London fringes, but important in commercial and logistics terms from Romford (Harold Hill), Brentwood (with very limited supply), then alongside the City of Chelmsford where there are a number of key commercial areas and proposals for new development. Witham, with a strong post-war housing and commercial offer, was considered a poor relation to Chelmsford or Colchester but has held strong in value terms over recent years and is seeing commercial regeneration. Colchester has not been considered a ‘big shed’ location but is in demand for the small and mid-sized warehouse sector, whilst Ipswich has always benefited from its own small port, and the increasingly busy Port of Felixstowe nearby and is seeing a surge of new quality developments being occupied by both regional and national operators. Ipswich and Felixstowe benefit from similar access directly onto the improved A14.
A13 Corridor
The route historically runs from the City of London fringes out as far as Southend in Essex, but in logistics terms would principally accommodate locations such as Canning Town, serving the City and Docklands. Beckton, Barking and Dagenham, sitting neatly around the A406/A13 junction and moving outwards through Rainham, Purfleet and Thurrock, have always been established manufacturing and warehousing spots. The growth of London Gateway, and the firmly established Port of Tilbury, have seen continued demand and further commercial development in recent years. The town and commercial district of Basildon, whilst on the A127, abuts the A13 in part thus, in logistics terms, it is generally affiliated with this corridor.
A14 Corridor
This corridor benefits considerably from the growth in the Midlands logistics sector, principally the hub of the UK. Major commercial developments at Bury St Edmunds and Stowmarket continue to provide quality product for the industrial and logistics sector, whilst still offering generally better value than the fringe Cambridge areas, including Huntingdon. With the Port of Felixstowe reported to be the busiest UK facility in terms of container movements per annum, both the A12 and the A14 corridors will continue to benefit.
A120 Corridor
Whilst the A120 extends beyond, the key commercial property corridor would be considered that between the A12 at Marks Tey (Colchester) and Junction 8 of the M11 (Bishop’s Stortford/London Stansted Airport). The A120 from the M11 to Braintree is high quality dual carriageway, continuing thereafter as single carriageway to Colchester, but with ongoing proposals for that section also to be upgraded.
The effect of the upgraded A120, aside from bypassing smaller congested towns such as Great Dunmow, was to vastly improve the access and desirability of Braintree. This, coupled with the availability of land, has seen both residential and commercial demand soar. In warehousing and logistics terms, Braintree has seen significant (and ongoing) development in that sector over recent years and the improved interconnection with Chelmsford going south continues to drive that demand.
For reasons of supply and cost around the M25, the A120 corridor, with its immediate connection to the M11, is increasingly being considered for commercial relocations.
A406 Corridor – North and East London
Dissecting, or intersecting with, the A13, M11 and A10 as above, this corridor, truly London’s original ‘orbital’, is now very much in the heart of the region’s most valuable commercial area taking in parts of Barking, Walthamstow, Edmonton and Tottenham. The A406 location is in very strong demand from last mile delivery companies and trade counter operators for obvious locational reasons.
M11 Corridor
Beginning at its base by effectively intersecting with the A13 and A12 as above, its route encompasses areas which effectively serve London and the suburbs, extending up onto the A14 and then towards the Midlands. Loughton, towards the southern end, has very limited commercial stock but is in demand from both logistics and trade operators seeking to capture the fringe London marketplace. Harlow, although slightly off the M11 junction, will shortly have improvements coming southwards with the opening of Junction 7A and has seen a number of new commercial developments in recent years which have begun to replace its original post-war aging stock. Bishop’s Stortford (and de facto Stansted Airport) at Junction 8 are in the main locations for small and mid-box warehousing, but significant big shed development proposals are being proposed on the Airport fringes. Thereafter the M11 corridor effectively flows into the A14 and key commercial areas around Cambridge.
