Elfield Park Phase 1 Industrial and Logistics Campus, Milton Keynes

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Transforming a landlocked, inaccessible site into a next-generation industrial and logistics campus called for more than sound engineering. It called for a team that could unlock access from scratch, resolve complex ground conditions and champion sustainable design while protecting the client’s budget and programme at every stage.

Egniol was appointed by Beyond Collaboration to provide a fully integrated package of civil, structural and geotechnical engineering services, alongside planning and technical support, delivering Phase 1 of Elfield Park from initial planning through to construction completion. The project was led by Dan Shoesmith, Civil Engineering Services Director.

The Challenge

Elfield Park presented significant technical and logistical constraints from the outset. The irregularly shaped site in Milton Keynes had no direct road access, sitting in a tightly constrained corridor between raised embankments of the A5 and the West Coast Main Line railway. Historic spoil deposits from nearby highway construction had created major level differences across the site, ruling out straightforward foundation solutions and requiring sensitive ground engineering throughout.

Beyond Collaboration also had clear sustainability ambitions, requiring a landscape-led development with nature integrated throughout, including a prominent sustainable drainage feature as both a functional and placemaking asset. As the contractor joined the project and introduced alternative designers, active cost and design control became an additional and ongoing challenge.

Our Approach

Egniol designed a bespoke access junction within the extremely tight land corridor, working closely with the local council’s highways officers through multiple design iterations, detailed technical justification and close stakeholder consultation. Securing approval for a safe and adoptable access road was critical to unlocking the site’s development potential and enabling planning permission to be granted.

To create a viable development platform, Egniol designed a balanced cut-and-fill earthworks strategy, reusing approximately six metres of engineered fill material from the future Phase 2 area within Phase 1. This approach reduced waste, avoided costly retaining structures and kept material imports to a minimum.

Rather than relying on expensive piled foundations, Egniol implemented a vibro stone column ground improvement solution to stabilise the made ground and create a robust base for standard shallow foundations and ground-bearing floor slabs. As Dan Shoesmith explained: “We were looking at a vibro stone column solution which stabilises the ground underneath so standard foundations and slabs could be used. That saved a lot of money.”

The drainage infrastructure was designed to meet flood risk requirements and the client’s sustainability vision. A standout feature is the open attenuation pond at the site entrance, designed to serve both Phase 1 and future Phase 2 runoff. The open pond eliminated the need for underground attenuation tanks, reduced construction costs and enhanced site aesthetics and biodiversity. The pond performed effectively even during extreme summer conditions in 2025, validating Egniol’s robust SUDs design.

Throughout the project, Egniol actively managed and challenged design proposals that risked unnecessary cost increases, protecting Beyond Collaboration’s budget and ensuring value was maintained as the contractor-led team evolved.

The Outcome

Phase 1 of Elfield Park was delivered successfully, on programme and in line with Beyond Collaboration’s sustainability and commercial objectives. The 41,829 sq ft industrial building was completed and ready for occupation by Q3 2024, achieving a BREEAM Excellent sustainability rating and EPC A+ energy performance — outcomes that reflect the quality of Egniol’s integrated engineering approach from the outset.

Outline planning permission was secured in 2022 with Egniol’s technical input, with the engineering strategy contributing directly to both the planning outcome and the BREEAM rating. The project has established the foundation for a multi-phase campus expected to generate over 200 new jobs, with Phase 2 now progressing and Egniol continuing as a trusted engineering partner.

Ben Davies, Senior Development Manager at Beyond Collaboration, reflected on the project:

“The main challenges for Elfield Park related to transport, earthworks and landscape. Egniol’s expertise in these areas, together with planning and wider technical support, added massive value to the project team. Working collaboratively with Egniol, we navigated the project’s issues and successfully achieved Phase 1, meaning we are now ready to progress Phase 2 with Egniol to create a cohesive industrial campus.”