{"id":5550,"date":"2026-06-01T08:26:03","date_gmt":"2026-06-01T08:26:03","guid":{"rendered":"https:\/\/ceo.com.pl\/en\/?p=5550"},"modified":"2026-06-01T08:26:03","modified_gmt":"2026-06-01T08:26:03","slug":"warehouses-a-strategy-in-action-standard-facilities-are-losing-relevance-94784","status":"publish","type":"post","link":"https:\/\/ceo.com.pl\/en\/warehouses-a-strategy-in-action-standard-facilities-are-losing-relevance-94784\/","title":{"rendered":"Warehouses: a strategy in action. Standard facilities are losing relevance"},"content":{"rendered":"<p><strong>Today\u2019s tenants expect spaces that can be tailored to their processes, scaled alongside business growth and equipped with automation to help address labour shortages. That said, costs remain paramount \u2013 from rent levels and the predictability of service charges, says Jakub Kurek, Head of Industrial and Warehouse, Newmark Polska.<\/strong><\/p>\n<p>We are entering an era of highly specialised warehouses, where individual tenant requirements are increasingly shaping new warehouse developments. This shift calls for greater flexibility and more meticulous planning from developers.<\/p>\n<p>\u201cWe design our parks to accommodate both warehousing and manufacturing, depending on tenant needs. Buildings are delivered in modular units that can be easily divided or combined, enabling seamless adaptation to individual client requirements. During foundation work, we reinforce the floors to support heavy manufacturing machinery in the future or mezzanines for e-commerce tenants. As a result, space can be flexibly adapted to complex logistics operations \u2013 from high-bay storage to order picking and fast returns handling,\u201d explains Tomasz Pietrzak, Leasing Director Poland, MLP Group.<\/p>\n<p>Jakub Kurek from Newmark Polska emphasises that space adaptation is not limited to new developments: \u201cWell-designed existing facilities can also be modernised, provided they meet certain technical standards. Class A buildings typically offer real scope for modifications \u2013 both in terms of building systems and space layout. The only limitations arise where ceiling heights are insufficient or fire safety standards are not met.\u201d<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_84 counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">Table of Contents<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/ceo.com.pl\/en\/warehouses-a-strategy-in-action-standard-facilities-are-losing-relevance-94784\/#Flexibility_and_customisation_over_off-the-shelf_solutions\" >Flexibility and customisation over off-the-shelf solutions<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/ceo.com.pl\/en\/warehouses-a-strategy-in-action-standard-facilities-are-losing-relevance-94784\/#One_market_multiple_needs_From_e-commerce_to_data_centres\" >One market, multiple needs. From e-commerce to data centres<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/ceo.com.pl\/en\/warehouses-a-strategy-in-action-standard-facilities-are-losing-relevance-94784\/#Costs_under_scrutiny_Rent_is_only_part_of_the_equation\" >Costs under scrutiny. Rent is only part of the equation<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/ceo.com.pl\/en\/warehouses-a-strategy-in-action-standard-facilities-are-losing-relevance-94784\/#Towards_informed_decisions\" >Towards informed decisions<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"Flexibility_and_customisation_over_off-the-shelf_solutions\"><\/span>Flexibility and customisation over off-the-shelf solutions<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>According to Tomasz Pietrzak, modifying technical infrastructure is the most demanding and costly aspect of any project. \u201cAccess to sufficient power capacity for automation and manufacturing is critical, as are fire safety systems that must be tailored to the type of goods stored. Many projects also require reinforced floors and foundations to support heavy machinery or high-bay racking, as well as adjustments to loading bays and dock levellers. We are also seeing growing demand for temperature and humidity control. Meeting these needs requires advanced HVAC systems, which significantly drive up development costs,\u201d explains the expert from MLP Group.<\/p>\n<p>Tenants also expect upgrades that immediately improve working conditions. These include higher-quality office and staff amenities, better natural light in picking areas, compliance with BREEAM certification, and smart LED lighting systems. Air quality and increased air exchange rates are also becoming increasingly important.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"One_market_multiple_needs_From_e-commerce_to_data_centres\"><\/span>One market, multiple needs. From e-commerce to data centres<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>With growing operational complexity and increasing pressure for efficiency, off-the-shelf solutions no longer suffice. According to Jakub Kurek, there is no such thing as a one-size-fits-all leasing model. Space must support the business strategy, not the other way round.<\/p>\n<p>\u201cDriving these demands is the growing role of automation, which helps address the challenges of a tight labour market. We are increasingly talking to tenants about solutions that reduce their reliance on manual labour. This trend, seen in Asia for some time, is now gaining momentum in Poland,\u201d notes the expert from Newmark Polska.<\/p>\n<p>The differences between market segments are becoming highly pronounced. \u201cManufacturers tend to think long-term, typically opting for 10- to 15-year leases. Their key requirements include technical specifications such as specialised lighting, ventilation, increased grid connection capacity and dedicated infrastructure. In e-commerce projects, storage height \u2013 often exceeding 12 metres \u2013 is critical. Meanwhile, traditional retailers remain cost-sensitive, prioritising energy-efficient solutions like photovoltaics or heat pumps that directly lower service charges,\u201d says Tomasz Pietrzak.<\/p>\n<p>Logistics operators, whose requirements change with every new contract, represent a distinct group. For them, a space must do more than just fit their current operating model \u2013 it has to support future growth. \u201cAn ideal warehouse must accommodate increasingly complex supply chains and the rapid expansion of e-commerce. What matters is the capacity for high-intensity operations, access to robust infrastructure and power, as well as the ability to implement automation to improve both scale and efficiency. Ultimately, the key decision driver is not the rent itself, but the total cost of operating in a given location, including labour availability, process efficiency and expansion potential,\u201d explains Daniel Korbus, Member of the Board, Chief Operating Officer, XBS Logistics.<\/p>\n<p>The growing specialisation has naturally led to the emergence of new types of tenants whose requirements go far beyond current standards. Data centres are a prime example, significantly raising the bar for infrastructure. \u201cThis segment is already expanding rapidly across Western Europe \u2013 we expect a similar trend to gain traction in Poland, so we need to be ready. Data centre projects require massive amounts of power, which in practice dictates where they can be built and whether a project is feasible,\u201d says Jakub Kurek.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Costs_under_scrutiny_Rent_is_only_part_of_the_equation\"><\/span>Costs under scrutiny. Rent is only part of the equation<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>Despite the market\u2019s growing flexibility, cost remains a primary decision driver. However, the focus is shifting from base rent to total occupancy costs. \u201cService charges, which have spiked in recent years, are equally important. If they are not properly estimated before a lease is signed, tenants may be caught off guard by the level of additional charges when they receive their first reconciliation statement,\u201d warns Jakub Kurek.<\/p>\n<p>As a result, contractual safeguards are becoming vital to protecting tenants\u2019 interests in a volatile economic environment. \u201cWhen advising clients, we look closely at rent indexation clauses and security deposits. For companies planning to scale their operations within a facility, we negotiate rights of first refusal or guaranteed expansion options, allowing them to secure extra warehouse space on pre-agreed terms,\u201d explains Jakub Kurek.<\/p>\n<p>These clauses are especially crucial for logistics operators who grow alongside their clients and experience significant fluctuations in the scale of their operations. \u201cHaving expansion options within a logistics facility or park allows a company to grow without the need to relocate. At the same time, flexible lease terms help businesses manage risks more effectively in a sector where demand is increasingly volatile,\u201d says Daniel Korbus.<\/p>\n<h2><span class=\"ez-toc-section\" id=\"Towards_informed_decisions\"><\/span>Towards informed decisions<span class=\"ez-toc-section-end\"><\/span><\/h2>\n<p>The warehouse market is maturing, with tenants becoming far more selective. The choice of a building is now rarely driven by a single factor.<\/p>\n<p>\u201cThis is no longer a \u2018take-it-or-leave-it\u2019 market, but one that allows for negotiation and value creation on both sides. Tenants are taking a broader view, analysing not only rents but also total occupancy costs, lease flexibility and growth potential. Advisory support is becoming essential in these complex processes to translate business needs into concrete lease clauses. The market has matured significantly in recent years and this trend is expected to continue. Moving forward, automation, operational efficiency and green solutions will play an ever greater role, becoming standard across the market,\u201d concludes Jakub Kurek, Newmark Polska.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Today\u2019s tenants expect spaces that can be tailored to their processes, scaled alongside business growth and equipped with automation to help address labour shortages. That said, costs remain paramount \u2013 from rent levels and the predictability of service charges, says Jakub Kurek, Head of Industrial and Warehouse, Newmark Polska. We are entering an era of [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":5551,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"tdm_status":"","tdm_grid_status":"","footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2}},"categories":[8,2665],"tags":[2789,332,2772,2521,2688,37,2959,3251,2522,2754,64,2680,1798,130],"class_list":["post-5550","post","type-post","status-publish","format-standard","has-post-thumbnail","category-real-estate","category-tsl","tag-beyond","tag-breeam","tag-e-commerce","tag-jakub-kurek","tag-leasing","tag-machinery","tag-mlp-group","tag-newmark","tag-newmark-polska","tag-play","tag-poland","tag-polska","tag-tomasz-pietrzak","tag-western-europe"],"jetpack_publicize_connections":[],"amp_enabled":true,"_links":{"self":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5550","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/comments?post=5550"}],"version-history":[{"count":2,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5550\/revisions"}],"predecessor-version":[{"id":5553,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/posts\/5550\/revisions\/5553"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media\/5551"}],"wp:attachment":[{"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/media?parent=5550"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/categories?post=5550"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/ceo.com.pl\/en\/wp-json\/wp\/v2\/tags?post=5550"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}