Tritax Big Box Acquires New Distribution Centre from Sainsburys

Tritax Big Box REIT has purchased the 650,000 sq ft Sainsbury’s distribution centre in Haydock in an off-market deal for £75 million. The transaction represents a net initial yield of 6.0%.

The deal, which was arranged by commercial real estate firm Colliers, sees the REIT securing a well specified distribution warehouse which is strategically positioned to service the North West, located on junction 23 of the M6, between Liverpool and Manchester. The cross-dock distribution centre, with chilled and ambient spaces, is currently let to Sainsbury’s until 2038, with an uncapped RPI rent review due in 2028.

In 2024, the industrial market in the North West saw occupiers take-up 2.9million sq ft in units over 100,000 sq ft – a 21.5 per cent increase year-on-year. Rental growth in the region hit 7.5 per cent for the year, surpassing all other regional markets, including London.

Aaron Hulait, Transaction Director at Tritax Big Box, said: “This acquisition cements our commitment to carefully curating our portfolio based on our sector strength, experience and knowledge. We’re delivering on our objective of rotating out of non-strategic assets, inherited through the acquisition of UKCM, and redeploying capital into attractive logistics opportunities such as Haydock, which has strong build credentials as well as being sited in a location which will support evolving supply chain demands in the North West.”

Michael Kershaw, director in Colliers’ National Capital Markets team, was responsible for identifying and securing the opportunity for Tritax. He said: “The North West is always a strong market due to the cluster of regional cities with significant population sizes, which are really well served by the UK road network. This investment is uniquely positioned to perform very well; the combination of short-term uncapped RPI performance and medium-term rental performance is rare and attractive.”

The property was acquired from a private client of Mutual Finance. Founded by Raed Hanna, Mutual Finance provides real estate financing and debt solutions across commercial real estate asset classes and has arranged more than £50 billion in committed facilities during the last 30 years.

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Delivering WMS Advantages

Sainsbury’s wanted to select and install a new WMS, then self-manage it. Learn how the retail giant achieved that goal.

Changing core processes, technology or operations can be disruptive to supply chains but is often a necessary evil. J Sainsbury’s plc, the UK’s number two food supermarket chain with a 15% market share, owns the formerly catalogue-based general merchandise brand Argos, as well as Habitat homewares and the Tu clothing range. With 1400 stores and over 150,000 staff it has grown exponentially from its Victorian foundations.

Simon Frodsham, Sainsbury’s Head of Engineering, and Chris Gaunt, Head of Product, gave an enlightening use-case presentation of the project at Körber’s recent Elevate conference in Prague. Together they explained the rationale for change. Previously the group had several WMS products in use and ageing warehouses. The company wanted to have in-house capability for the new WMS, to have something that was easy to upgrade and that could handle any product anywhere in the supply chain, food or non-food. It had to be brand-agnostic, flexible and help improve the availability of in-store stock.

Selection Process

A broad selection of WMS vendors were invited to tender. Sainsbury’s demanded a new WMS to be functional, to align with other technology in use (e.g. ERP), be able to handle the vast volume of products, provide the best service and support, cloud-based and integrate with the existing supply chain ‘ecosystem’. The business relationship was key, Gaunt and Frodsham explained, as well as the total cost of ownership. Ultimately the company chose Körber’s ‘Warehouse Advantage’ (WA) product for Argos’ Local Fulfilment Centres and depots (LFC) in March 2021.

Sainsbury’s supply chain sees 13,000 deliveries made per week across 200 countrywide postcode locations. In addition, consumer shoppers are able to collect parcels or drop-off returns at supermarkets and Sainsbury’s Local stores. Having bought WA from Körber the retail giant decided to run it themselves. But this required hiring new employees and training large teams, which took time. The decision was taken to partner with a niche integrator, iWMS, for the first implementation.

The project was delivered on time, with new pick, label and sorting features. Processes that were improved included order status, integration to tracking, stock management and the real-time allocation of order fulfilment. Having used Körber’s (formerly Voiteq) voice-directed systems for 20 years it made sense to continue using the ‘One Voice’ platform as a core technology in all the LFCs. “It’s a really successful collaboration,” said Gaunt. “Warehouse Advantage is flexible. It was a complex integration and is an evolving operation. We are iterating ways of working with it.”
The Sainsbury’s team are now predominantly independently running the WMS, with some outside support. Next year will see new and existing LFC sites adopt WA as it rolls out across the logistical network, including at a national depot which is able to deliver nationwide within 5 hours. This national depot handles general merchandise (non-food) for any of the group’s retail outlets. “We wouldn’t have decided to do that if we weren’t satisfied,” Frodsham stated.

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