Q&A with Dan Burn – Panattoni bets big on Yorkshire
Read the below Q&A with Dan Burn – Head of Development: North West & Yorkshire for Panattoni, with Place Yorkshire:
The developer has gone XL with its Central A1(M) scheme, completing its largest speculative logistics build to date. Place Yorkshire met with Panattoni’s head of development for the North West and Yorkshire to discover how scale, sustainability, and timing are aligning to support continued investment across the region.
Q: Can you outline the scale, key features, and what makes this building stand out within Panattoni’s portfolio?
A: The building totals 783,309 sq ft, making it the largest speculative building currently on our books, broadly equivalent to around 11 Premier League football pitches. We are also on site with another large scheme in Swindon, totalling 915,000 sq ft, which is due to reach practical completion next year.
This scheme achieved practical completion at the end of September. It is a cross-docked facility with an 18 metre clear internal height and has been designed to achieve BREEAM Outstanding, rather than Excellent. It is located just one mile from Junction 34 of the A1(M), providing excellent connectivity to both the regional and national motorway network.
We acquired the site in July last year from Mulberry Developments, who had secured detailed planning consent for the scheme and previously delivered the two adjacent units. We subsequently made a number of minor amendments to the existing consent. In terms of specification, this is a true grade A facility, with an 18 metre clear height, 55 metre yards on both sides, more than 100 dock level loading doors plus eight level access doors, an FM1 floor slab, and a 3MW power supply.
Q: Sustainability is a big part of modern warehousing. Is this a recent shift or something long established at Panattoni?
A: Sustainability has always been a core focus for Panattoni, but its importance has accelerated significantly over the last few years. For example, over that time, institutional BREEAM assessments have progressed from Very Good to Excellent, and now, where achievable, to Outstanding. Achieving a minimum of Excellent has become a key element of our base specification, and we are delighted to have exceeded that here.
Occupiers are also becoming far more sophisticated in how they assess energy efficiency and operational cost. More sustainable buildings allow them to operate at a lower energy cost while improving the long-term performance of the asset.
Q: What were the main challenges during construction?
A: Remarkably, this project ran extremely smoothly. Winvic Construction delivered the scheme on time, on budget, and to programme. The site was previously greenfield, with no contamination or ground condition issues, which certainly helped.
We carried out extensive due diligence and then ran a competitive tender process, which ultimately led to Winvic being appointed as main contractor.
Q: What is the total development value and how was the scheme financed?
A: The total gross development value is approximately £180m. We are delivering the scheme in partnership with one of our long-standing institutional capital partners, with whom we have successfully delivered several projects previously.
Third-party debt finance was arranged through CBRE and backed by the South Yorkshire Pension Fund. Both partners have been highly supportive throughout the process.
Q: What are you seeing in the market for large grade A logistics space?
A: The first half of the year was quieter predominantly due to tariff-related uncertainty across the markets, but since late summer we have seen a clear uplift in activity. Increased interest across our wider portfolio has resulted in more viewings, which we are now managing to convert to putting units under offer and subsequent completions.
Panattoni has been at the forefront of delivering XL box space since we entered the UK market and our conviction in the sector has not changed. As well as Central A1(M), we completed the successful letting of 880,000 sq ft in Avonmouth last year to GXO and will complete the construction of our 915,000 sq ft speculative unit in Swindon over the next few months.
This reflects the scale increasingly required by the market as occupiers continue to reshape their supply chain, whether that be by looking to consolidate as they seek increased business efficiencies; outsourcing distribution to Third Party logistics operators or re-shoring or near-shoring. The e-commerce sector remains a key driver of the market too and one where we have seen an increase in interest from a range of occupiers.
Q: What occupier interest have you seen since completion?
A: Since achieving practical completion, we have been in active discussions with several interested parties. While nothing has yet been signed, the level and quality of interest has been very encouraging.
Q: Supply of very large units is limited. How does this scheme fit into your regional strategy?
A: This is a flagship scheme for Panattoni in the region. We have also recently acquired a similarly large site in Warrington, making these our two largest developments in the North of the country.
That said, our strategy is not limited to large format space. We are active across all size ranges in prime markets where development can be brought forward quickly. For example, we recently acquired a four acre site in Haydock with detailed planning consent for a 67,000 sq ft unit, enabling us to start construction within weeks of purchase, with completion anticipated later this quarter.
Our strategy has always been to acquire land with outline or reserved matters planning consent and develop speculatively. We are not land promoters; we are focused on delivery and are continually seeking new opportunities.
Yorkshire and the wider regional market remain a key focus for us, benefiting from larger land parcels, strong road connectivity, access to east coast ports, and a deep labour pool. We have also found local authorities to be supportive of development proposals and the job creation they bring.
Q: In a post-Brexit world, with tariffs and global conflict, has Panattoni ever hesitated to invest in the UK?
A: No. As a pan-European business, we continue to view the UK as a stable political and economic environment. Investors remain attracted to the market fundamentals: strong occupier demand, limited supply, and long-term structural growth in logistics.
There were headwinds through 2024 and early 2025, but conditions have improved since September. Tariff uncertainty created hesitation, but sentiment has since shifted. Increased defence spending is also influencing demand, with a noticeable rise in enquiries from defence-related occupiers driven by global events.
Q: Were sustainability features designed in from the outset?
A: Absolutely. To achieve BREEAM Outstanding, sustainability must be embedded from day one. We incorporated high levels of insulation and airtightness, alongside 15% rooflights rather than the industry standard 10%, creating a brighter, more naturally lit internal environment.
The roof includes photovoltaic panels as part of the base build, and the purlins have been sized to allow the occupier to install PV across the entire roof if they wish. We have also undertaken detailed analysis to ensure the building can accommodate 100% PV coverage in the future, which could save occupiers hundreds of thousands of pounds a year in energy costs.
In addition, the scheme includes cycle parking, extensive pedestrian and cycle routes linking to nearby bus stops, rainwater harvesting for WCs and washrooms, and significant landscaping. In total, we planted 3,200 native hedges, 4,000 mixed plants, 266 woodland plants, and 169 trees, creating a net biodiversity gain and a vastly improved environment compared with what existed previously.
Q: Which agents are appointed on the scheme?
A: The agents appointed are M1 Agency, Apex, and DTRE.
Q: Looking ahead, what is next for Panattoni?
A: We have had sustained success in Yorkshire and remain very active there. In the North West, growth around Greater Manchester has strengthened demand, and this is another key focus area for us.
Looking into 2026, we have submitted reserved matters planning applications for two sites acquired in Q4 2025: a 675,000 sq ft scheme in Warrington and a 460,000 sq ft development in Worksop. Subject to planning approval, we expect to be on site as soon as consent is secured.
As always, where the fundamentals are right – road infrastructure, labour supply, and a strong planning position – we are keen to pursue opportunities and continue expanding our portfolio across the region.