PREMIUM
 OPEN STORAGE
The open storage sector often conjures up images of unsurfaced or poorly surfaced low-quality sites, rented on short-term leases to occupiers with poor covenants. Traditionally this has been the case, however, demand for high quality open storage has evolved rapidly at the strategic and local levels reflecting the growth in e commerce and the sophistication of supply chain logistics. The market is witnessing strong for demand from high quality occupiers for good quality facilities in the right locations.

Below are some examples of this increase in demand for open storage:

OVERSPILL

Site coverage on modern warehouse developments is now reaching 65% or more leaving minimal external space for open storage , HGV movement for parking of all vehicle types.

ADDITIONAL SPACE

Logistics operators are using supplemental fleets close to distribution facilities to maximise shift patterns and accelerate the flow of goods.

RAPID GROWTH

Takeaway delivery companies such as Just Eat and Deliveroo have seen significant growth during the pandemic and are increasingly requiring prefabricated containers located on open storage sites.

COVID 19 / BREXIT

Disruption with international trade flows and the need to hold greater levels of stock, as well as COVID- 19 test centres has allowed open storage to accommodate this.
Referring to Carter Jonas research on Open Storage it is clear that specification and quality is increasingly important to occupiers, depending on the intended use. Carter Jonas have classified open storage sites accordingly to help match requirements with suitable sites.
Carter Jonas have developed a four-tier system to classify open storage sites, please see below table.
ClassSurfacingSecurityServices and facilitiesAccessibilityPlanning
Class 1Fully concreted surfaceHighest security level with palisade fencing as a minimum and securityFully serviced with water and electricity with built-in drainage system; service buildingEasily accessible for HGVsUnrestricted B8 use
Class 2Tarmacadam surfaceSecured with paladin fence as a minimumSome services including water and electricityReasonable access for HGVsAble to use as open storage under a CLEUD* or a B8 use at least for a sustained period
Class 3A minimum of type 1
MOT (hardcore)		Not fully secured; may have partial, temporary fencing (eg Heras style)Limited services - may include water, drainageReasonable access but could have limitations on vehicle movements and type of vehiclesPossibly a temporary use with some restrictions and quite specific use
Class 4Poor grade; Semi-hard or soft surface (eg patchy stones)Low security - may well be an open siteNo servicesMay well be remote and restricted in terms of the location. May not have any designated use and therefore be slightly open or very temporary use
* CLEUD (Certificate of Lawful Existing use or Development) – this certificate is legally granted by a Local Planning Authority to retroactively legalise a previously unauthorised development. The CLEUD certifies that an existing building/use is lawful, and it will prevent any enforcement action being taken. In terms of open storage, a CLEUD certificate may benefit occupiers if a planning application was declined for a particular use and may allow a specific use such as open storage.

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