The Planning and Infrastructure Bill has been welcomed across the industry as a step in the right direction - an attempt to streamline what has long been a slow and complex planning system. At Potter Space, we support the fact that this accelerates development, improves transparency, and boosts efficiency. However, as long-standing advocates for small to mid-box industrial and logistics (I&L) space, we also question whether this bill goes far enough.
The Critical Role of Small to Mid-Box Units
Our economy is powered by businesses that operate in small to medium warehouses - units typically ranging from 10,000 to 100,000 sq. ft. These spaces are home to a diverse range of industries: manufacturers, logistics firms, e-commerce platforms, and cutting-edge research and development ventures. Particularly in regional locations, these units are not only supporting day-to-day commerce but also enabling long-term growth and resilience.
In areas earmarked for large-scale housing development, the need for employment land and supportive infrastructure becomes even more important. Without proper planning and timely delivery of these assets, new communities risk being built without the foundations of a thriving local economy.
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Recognising a Blind Spot in the System
Despite their crucial role, small to mid-box developments continue to be overlooked within planning frameworks. Too often, they are lumped into broader commercial or industrial categories, which fail to capture their unique needs and potential. We see this mismatch play out where demand for flexible, scalable space often outpaces supply due to planning challenges.
The Planning and Infrastructure Bill may be a sign of intent, but a larger challenge lies in its execution. The system still isn’t agile enough to support the needs of modern occupiers, who demand adaptable, sustainable and strategically located facilities.
A System Under Pressure
One of the most pressing issues remains the capacity of local authority planning teams. Even with a streamlined process, it’s unrealistic to expect a faster pace if those responsible for implementation remain under-resourced and overstretched.
From our experience working with council planning teams, we know that experienced, well-trained planners are crucial to navigating complex developments. Yet the exodus of talent to the private sector continues, leaving gaps in local authorities’ ability to keep up with demand. The bill does little to address training, retention, or funding challenges that sit at the heart of this issue.
Balancing Housing and Employment Needs
There’s also a broader imbalance in the planning system: residential development takes precedence at almost every stage. While housing is vital, we cannot ignore the infrastructure needed to sustain these new communities.
Our latest industry research shows that for every new home built, around 74 sq. ft of I&L space is required. Without adequate planning for small and mid-sized warehousing, the UK risks a shortfall in commercial space that supports regional employment and local supply chains.
Moving Forward with Confidence
The Planning and Infrastructure Bill sends a positive message. But now, the focus must shift to implementation. Local planning authorities need the tools, resources, and people to deliver on its promises. And most importantly, policymakers must recognise small to mid-box industrial space for what it is: critical infrastructure that underpins jobs, growth, and sustainable communities.
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At Potter Space, we’ll continue to champion the value of these essential units and advocate for a planning system that serves the businesses, and communities, of tomorrow.
