Daventry International Rail Freight Terminal, at the heart of the UK’s Logistics Golden Triangle, is set for further rail‑served development, reflecting growing demand for facilities with direct port and rail access. Commercial real estate specialist Prologis UK has submitted plans for a new distribution centre at DIRFT III, reinforcing the estate’s role as a strategic multimodal hub. The proposals highlight the continuing appeal of rail‑connected sites that can integrate long‑distance trunk movements by train with Midlands‑wide distribution networks.
The submission follows a series of commitments from retailers, logistics providers and e‑commerce operators seeking space with established intermodal links. DIRFT’s remaining consented development capacity offers businesses a combination of scale, connectivity and certainty, supported by its existing rail infrastructure and direct access to major UK seaports. The rail hub sits on the West Coast Main Line, connecting many of Great Britain’s population centres.
Expanded rail‑served development proposed at DIRFT
The new facility, proposed on the eastern side of DIRFT III, would provide 70,800 square metres (762,000 square feet) of warehouse space with direct rail access to Europe’s busiest mixed-traffic route. It forms part of three plots offering around 98,800 square metres (1,063,000 square feet) of remaining consented floorspace. Two additional units of 14,700 square metres (158,000 square feet) and 24,600 square metres (265,000 square feet) are expected in separate applications, strengthening the estate’s freight‑focused pipeline.
The building would operate as a cross‑docked facility, minimising cargo dwell time and supporting efficient transfer between rail and road modes. The site’s design includes 114 dock doors, 11 level‑access doors, and parking for 233 trailers, enabling high‑throughput freight operations. There is extensive staff parking, including over one hundred cycle bays, in a nod to environmentally sustainable operations.
Demand for rail‑integrated logistics sites rises
Retailers, logistics operators and e‑commerce brands are increasingly seeking large distribution platforms with multimodal links. DIRFT’s rail connection allows long‑distance freight to move efficiently by train to and from major ports, reducing reliance on road transport and supporting environmental and operational efficiency goals.
“Enquiries at DIRFT have increased as customers prioritise scale, connectivity and long‑term certainty,” said James Hemstock, Capital Deployment Director at Prologis UK. “Progressing these developments now ensures that capacity is available to meet sustained demand in the Midlands. DIRFT continues to demonstrate the strength of rail‑connected logistics infrastructure as a long‑term platform for UK supply chains.”
Recent occupiers reinforce freight hub status
In the past six months, several major occupiers have confirmed new facilities at DIRFT, strengthening its role as a principal inland freight hub. Retailer Marks & Spencer is developing a national food distribution centre of around 120,800 square metres (1.3 million square feet), while XPO Logistics has established a chilled palletised hub serving Arla Foods.
E‑commerce homeware brand Laura James has also confirmed plans for a 20,200 square metre (217,785 square foot) build‑to‑suit facility. These developments illustrate continued demand from companies seeking sites that combine warehouse operations with intermodal rail services and effective regional road access.
Strategic inland hub demand remains strong
DIRFT’s location allows most of the UK population to be reached within four hours by road, complemented by direct rail connections to the national network and major seaports. Its intermodal facilities allow containers and palletised freight to move directly between rail and distribution warehouses, supporting trunk movements by train and helping operators reduce road congestion and emissions.
Proposed buildings such as DC762 would target BREEAM Outstanding and EPC A+ ratings, and include a rooftop solar photovoltaic system capable of generating enough electricity to supply the equivalent of around 200 homes annually. The buildings represent a class of modern warehousing which is significantly undersupplied in the UK market. DIRFT already supports more than 10,000 jobs and generated approximately GB£219 million (almost US$300m) in annual gross value added in 2023–24.
Prologis says it continues to work with the UK government and the local administration, West Northamptonshire Council, on the long‑term evolution of DIRFT. This latest planning submission is indicative that demand for strategically located, rail‑connected facilities remains strong.