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Grade A logistics in the UK’s most connected location
645,000 ft2 of prime industrial & logistics space in the UK’s Golden Triangle.
Build of occupiers
that move at scale
M1 XL is designed for occupiers operating at national and international scale, where speed, efficiency and resilience are critical. Its size, connectivity and specification support high-volume throughput today, while providing the flexibility to adapt as operational demands evolve.
Why is this the right
development
Scale
Scale
to support high-volume operations in a single Grade A facility.
Speed
Speed
Through exceptional road, rail and air connectivity.
Efficiency
Efficiency
Built in with cross-docking, deep yards and strong power provision.
Long-term resilience
Long-term resilience
Through workforce access and future-ready ESG credentials.
You’re in
good company
Prime 645,000 sq ft cross-docked distribution unit prominently located in the logistics Golden Triangle, fronting the A50 dual carriageway and within 1.2 miles (2 minutes) of M1 Junction 24. M1 XL is in an established industrial and logistics location, close to some of the country’s largest and most successful logistics developments including Segro Logistics Park East Midlands Gateway (4 miles) and East Midlands Distribution Centre (3.5mi).
Situated in the UK’s
Golden Triangle
M1 XL is located in the Logistics Golden Triangle, the epicentre for logistics in the UK. Over 85 percent of the British population can be reached within a four-hour HGV drive time. Major population centres including Leicester, Derby, Birmingham, Nottingham and Sheffield are all easily accessible.
- Derby: 10 miles, 14 minutes
- Nottingham: 13 miles, 22 minutes
- Leicester: 21 miles, 28 minutes
- Birmingham: 42 miles, 45 minutes
- Manchester: 80 miles, 90 minutes
- London: 120 miles, 140 minutes
- East Midlands Gateway: 4 miles, 10 minutes
- BIFT: 27 miles, 34 minutes
- Hams Hall: 33 miles, 37 minutes
- DIRFT: 40 miles, 42 minutes
- East Midlands Airport: 5 miles, 10 minutes
- Birmingham Airport: 39 miles, 45 minutes
- Luton Airport: 90 miles, 100 minutes
- Merseyside Docks: 97 miles, 105 minutes
- Humber Docks: 100 miles, 120 minutes
- London Thames Gateway Port: 147 miles, 140 minutes
- Felixstowe Port: 165 miles, 165 minutes
Unmatched connectivity
for national distribution
Located at the heart of the Midlands logistics network, M1 XL benefits from unrivalled multimodal connectivity. The M1 motorway, East Midlands Airport and the Maritime Rail Freight Terminal are all within a ten-minute drive, providing seamless access by road, air and rail to every major UK market.
East Midland Parkway Station
8 min
East Midlands Airport
10 min
Maritime Rail Freight Terminal
10 min
M1 Junction 24
2 min
Multi-modal
maximum reach
Being within ten minutes of East Midlands Airport gives M1 XL logistics infrastructure beyond typical regional connectivity. As the UK’s busiest dedicated cargo airport, it provides direct, 24/7 access to national and international markets, enabling faster and more efficient distribution for time-critical operations.
A skilled workforce
The location of M1 XL offers exceptional access to a strong and diverse labour pool. With Nottingham and Derby both just 13 miles away and Leicester only 20 miles away, the site is ideally placed to draw talent from three major cities. This proximity ensures a steady supply of skilled workers across a wide range of industries, supported by excellent transport links that make commuting straightforward and efficient.
90,000
economically active individuals currently unemployed within a 45-minute drive
1,000,000
people within a 30-minute drive
332,000
logistics employees typically employed within a 30-minute drive
440,000
economically active people within
a 30-minute drive
91%
of the UK’s domestic spending power
is accessible within 4 hours
85%
of the mainland UK population is reachable within a 4-hour HGV drive
A giant
of a sustainable warehouse
M1 XL spans approximately 645,000 sq ft and is designed with cross-docking functionality to optimise logistics efficiency.
BREEAM rating: Excellent
EPC rating: A+
Total size 645,285 ft2
Cross docked
Circulation 360O
Power up to 5.4MVA
Office content 5%
Clear internal height 18m
Dock level doors 60
Level access doors 7
HGV parking 224
Floor loading 50 kN/m2
Car parking 491
Yard depth up to 65m
EV charging spaces 46
Bicycle spaces 148
Area
m2 (GIA)
ft2 (GIA)
Warehouse Unit
56,510
608,270
Ground floor offices
346
3,730
First floor offices
975
10,500
Second floor offices
1,024
11,030
Plant
205
2,210
Hub offices
850
9,160
Gatehouse
36
385
Total
59,946
645,285
Carbon net zero
commitment
Indurent is committing all new speculative developments to be carbon net zero, in line with the UK Green Building Council Net Zero Buildings Framework.
Construction
Carbon is reduced through recyclable cladding, low-carbon concrete and steel, with remaining emissions offset via high-quality projects.
Design
Buildings target EPC A ratings, use all-electric services, and include twice the required solar PV minimum, enabling tenants to achieve net zero operation through integrated renewable energy and supply choices.
Why choose
Indurent
Indurent is a leading UK industrial and logistics property business with a 30 million ft2 national portfolio.
Backed by institutional capital, it delivers, manages and operates high-quality logistics space focused on growth, sustainability and long-term value.
Harry Goodman
Development Director
Adam Haley
Head of Leasing
Secure your position at M1XL
M1 XL offers a rare opportunity to secure Grade A logistics space in one of the UK’s most strategically connected locations. We are available to discuss availability, specification and how the building can support your operational requirements.
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