Railpen starts work on South Mimms X

Railpen has started construction of a 122,820 sq ft industrial and logistics development at South Mimms, expanding its portfolio of Grade A facilities around the M25.

South Mimms X is being developed in partnership with Wrenbridge at the intersection of the A1(M) and M25, adjacent to South Mimms Services and approximately 14.5 miles from central London.

The development represents the latest addition to Railpen's X-branded industrial portfolio, through which the £36 billion railways pension scheme manager is targeting strategically located, highly sustainable logistics facilities.

South Mimms X will comprise a single facility designed for a range of industrial and logistics operators. Its specification will include a 68m secure gated yard, 13 dock loading doors, two Euro dock doors and two level-access doors.

The development is also being designed to accommodate the increasing electrification of logistics fleets, with 18 active electric vehicle charging spaces planned alongside 98 car parking spaces. Completion is targeted for spring 2027.

Its location is a significant part of the investment proposition. Railpen said the facility will provide access to the entirety of Greater London within 90 minutes, while its position at the junction of two major strategic roads provides connections to the wider South East and national motorway network.

Alastair Dawson, UK Industrial Sector Lead at Railpen, said: “The site is exceptionally well located on the M25, with access to the entirety of Greater London within 90 minutes. With well-connected, high-quality industrial space in increasingly short supply, this scheme has been designed to stand out.”

South Mimms X is targeting net-zero carbon alongside BREEAM Outstanding and EPC A+ ratings. Around 2.5 acres of landscaped amenity space will also be delivered, with the project targeting a 30% biodiversity net gain through measures including wildlife boxes and an urban orchard.

The inclusion of landscaping and access to amenities adjacent to the development also reflects growing attention to employee wellbeing within the specification of modern logistics facilities.

Will Jarman, Associate Director at Wrenbridge, said: “There is a clear demand for accessible industrial space in this location, and it is great to be partnering with Railpen once again to deliver another high-quality scheme.”

The development forms part of a wider programme of investment by Railpen in industrial and logistics property. Its X portfolio already includes Dartford X, Waltham X and High Wycombe X, with the developments focused on locations offering strong transport connectivity around London and the South East.

Across its wider property portfolio, Railpen currently has more than three million sq ft of development either under construction or with planning consent. The pension scheme manager expects the construction cost associated with that pipeline to exceed £500 million by the end of 2030.