Creating a Hub for Skills, Innovation and Business Growth
Gateway 14 is a major mixed-use development on a 156-acre site in Suffolk, led by Jaynic and Mid Suffolk District Council. The ambition was to create a high-quality commercial destination capable of supporting economic growth, job creation and long-term investment across a wide range of sectors.
As part of the wider development, we designed and delivered Plot 4000 for The Range. This completed scheme comprises a 1.2 million sq. ft B8 distribution warehouse, alongside office accommodation, staff welfare facilities and outdoor amenity areas. The building was designed to commercial standards, with flexibility at its core and the ability to operate efficiently as a single-occupier facility.
A structured and collaborative approach was key to achieving a tight programme. We developed a five-stage design gateway process, allowing clear client approvals at each milestone. Working closely with the client team and stakeholder groups, we defined and tested key drivers early, ensuring they were embedded into the design and clearly communicated throughout the process.
Stakeholder engagement played a critical role in the project’s success. We coordinated the requirements of a wide and diverse group, including operational users and secondary stakeholders such as estates, facilities management, IT, health and safety and emergency planning. Our flexible gateway process allowed these requirements to be tested against evolving design solutions, ensuring alignment and buy-in as the project progressed.
Cost certainty was equally important. We worked closely with the cost managers throughout the design process, reviewing fully benchmarked cost plans at each gateway stage. This ensured the design remained commercially realistic while maintaining the quality and performance expected from a flagship development.
Sustainability underpinned the design from the outset. The scheme achieved BREEAM Excellent, with measures including rooftop photovoltaic panels, rainwater harvesting, EV charging infrastructure, optimised building orientation and a high-performance mechanical heat recovery system. A dedicated on-site refuse and recycling facility further reduced embodied carbon by limiting off-site waste transport.
The planning process required a detailed and considered approach, with enhanced scrutiny from the Council at each stage. We built in additional design reviews and visual impact assessments, ensuring the proposals aligned with the Council’s environmental ambitions and wider regeneration objectives. This approach, combined with the creation of around 1,200 local jobs, led to strong support for the scheme, with the Council praising the quality of the final design.
The project was delivered three weeks ahead of programme, including snagging, reinforcing the strength of the collaborative approach and the robustness of the design and delivery process.
