Three lessons we learnt while developing warehouses
Industrial (warehouses) property development relies on a myriad of engineering and design features, firstly to comply with regulatory requirements and further to provide clients with a superior home for their business.
When planning our most recent development of mini warehousing units we partnered with the Astek Property Group to ensure the construction of premium grade warehousing.
Here are three lessons we learnt during the process of development:
- When developing a property in certain areas, especially next to a national highway, there is a requirement from the JRA to introduce a system that can accommodate the drainage of storm water consistent with that of the property prior to development. Consider the difference between the drainage on undeveloped land verses that of a fully paved property. We had to make a plan to avoid downstream flooding onto the highway during a storm. We were advised to construct an attenuation tank on the property. The tank is an enormous structure, positioned below ground level that holds 302,700 litres of water. In the event of heavy rainfall, the water drains into the tank and slowly discharges into the natural water course at a rate of 0.14 cumec, which has been calculated based on rainfall volumes over the past 25 years.
- On the topic of water, we looked at market norms in the storage and distribution industries and noticed that a number of these businesses are looking for warehousing with a stacking height of higher than 3 metres. Currently regulation states that stacking above 3m necessitates an in-line sprinkler system in addition to the standard sprinkler system. Each unit is therefore equipped for in-line sprinklers and we have two massive tanks, each with a capacity of 308 000 litres of water which supply the sprinkler systems in each unit in the event of a fire. When it comes to safety, you just can’t afford to take any short cuts and the more robust your contingency plan is, the more secure your tenants will feel.
- Looking beyond regulatory requirements for a moment, sustainability is always close to our hearts and we made sure to incorporate numerous aspects into this property that would equip individual units to reduce their footprint on the environment. The roof structures are designed to carry the load of photo-voltaic solar panels, which is one of the ultimate solutions to ‘off-the-grid’ power. There are clear sheeting strips to allow for natural light and reduce electricity usage and the roof sheeting is light grey to reduce heat gain. There will also be green areas incorporated at every opportunity.
These are just three of many interesting features of property development and we look forward to sharing more of what we learn next.
If you are interested in leasing our mini warehousing units, please view our website.