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introduction into the concept of logistics parks

Conference Paper · October 2009

DOI: 10.13140/RG.2.1.4752.5923

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Logistics Parks
Introduction in
the concept of logistics parks

Johan Visser

Transport and Mobility Research Group of

OTB Research Institute,

Delft University of Technology in the Netherlands

Associate Professor Kim Hassall,

Co-Director

Industrial Logistics Institute , Australia

Karyn Welsh,

Co-Director

Industrial logistics Institute, Australia

 Introduction to logistics parks and
public logistics terminals
This textbook introduces you into the concept of logistics parks.
It is written for students and professionals with an interest in logistics parks.
First we explain what logistics parks are.
Then we discuss ownership and management structures.
Intermodality is an important aspect of logistics parks. Therefore we pay special attention to intermodal
facilities and how logistics parks support the use of intermodal transport.
Finally we discuss the planning and design of logistics parks.

There are no practical handbooks in this area. That is why we developed this textbook to be used in
courses organised by the Industrial Logistics Institute.
The material is based on our experiences in Europe and other places all over the world.

Time is money. Therefore we made this textbook as easy to read as possible. The even pages contain
the information summarized. On the oneven pages you find more detailed information on the
topic.

Johan Visser & Kim Hassall, Delft/Melbourne 2009

Logistics Parks - What are they?

 Part One: Logistics parks and public
logistics terminals
Discuss concepts & examples
• Benefits
• Role of government
• New developments

Logistics Parks - What are they?

What are logistics Parks? (1)
Industrial area or defined area for
• activities relating to transport,
logistics and the distribution of
goods
• regional, national and/or
international transit,
• carried out by various operators
• preferable with intermodal
facilities

The operators can either be owners or

tenants of buildings and facilities
(warehouses, break-bulk centres, storage
areas, offices, car parks, etc.)

Logistics Parks - What are they?

Logistics Parks - What are they?
 China (more than 200 log parks)
Dalian Internationaal
logistics Park

logistics Park
at Shenzen airport

Shanghai Lingang
logistics Park

Logistics Parks - What are they?

For commercial reasons (1)

Commercial reasons – by project

developers
• like Prologis, Panattoni Europe, Pan
Euro Log, Sogaris Group and FM
Logistic
• Market demand: need for space for
– distribution activities, storage, sorting
– transhipment
– Truck/container parking and maintenance

Logistics Parks - What are they?

For environmental reasons
Improve environmental quality -
Local communicaties to clean
cities from truck traffic and
industrial areas (f.i. Italy)\
– Reduce future truck volumes on
some roadways
– Increase rail mode share in the
region
– Community design/aesthetics

Logistics Parks - What are they?

 For economic development (3)

Economic development:
• To facilitate growth expectations in freight
(and to promote intermodal transport) (NL)
• To promote economic development: to attract
businesses and generate employment
– Support economic structure of region
– Generate economies of scale and scope
– Attract more businesses

Logistics Parks - What are they?

 Examples in Europe

• Synonymous with:
– Logistiek park or Distripark (NL)
– Freight village (EU)
– Güterverkehrszentrum (Ger)
– Platformes Logistiques (Fr)
– Interporto or CIS (Consorzio Intercomunale Servizi) (It)
– Ciudad del Transporte (Es)
• Size differs from 15- 300 hectares
• Different types

Logistics Parks - What are they?

Type 1: at seaports and inland ports

Rotterdam seaport (NL)

– Distripark Eemhaven
specialised in high-quality
products
– Distripark Botlek
specialised in chemicals
– Distripark Maasvlakte
focuses on containers
Inland ports, like Venlo
and Borne

Logistics Parks - What are they?

Type 2: at airports

• For air freight related

activities
• Usually close to freight
terminals, but not part of the
air side activities
• F.i. Charles de Gaulle
(Paris) and Schiphol
(amsterdam)
• Shenzhen airport

Logistics Parks - What are they?

Type 3: national hubs or close to urban
areas
As a link between long
distances transport and short
distance collection or
distribution
• Examples are interporti (It)
and GVZ (Ger)

Logistics Parks - What are they?

Type 4: specialised logistic parks

• To bundle freight flows for

different clients, such as
Green logistics parks in NL:
for vegetables and fruits
• To concentrate transport
activities near an industrial
site or other production
locations

Logistics Parks - What are they?

 Role of government
Logistics Parks are developed via
• As a private initiative by logistics real estate developers
• Public-private partnership
• By governmental organisations, like port authorities

Local governments
• are interested when it is linked to their economy/industry
• but not always: transport companies
– require lots of land
– Generate employment but not that much
– Generate relatively low income jobs
– Generate lot of traffic
Therefore a lot of communities prefer other types of
businesses! Logistics Parks - What are they?
 Public logistics terminals
• Services:
– Collective distribution in cities
– Reverse logistics (waste)
– home delivery services/pickup
points
• Examples: Monaco, France, in
some Dutch cities

Logistics Parks - What are they?

Role of governments in public logistics
terminals
• Government supported terminals like in Italy and the
Netherlands.
– These public logistics terminals failed, except Monaco
• PPP’s developed terminal, so called semi-public:
– City Logistik Germany
– Japan: Fukoaka with public support
• Private: Binnenstadservice in the Netherlands
(Amsterdam, Arnhem, Nijmegen, den Bosch)

Logistics Parks - What are they?

 Summary

• Logistics parks are a geographic concentrations of

transport related activities
• You find them in different shapes and other different
names all over Europe and also in Asia
• It is mainly a private or PPS initiative with some support
of local goverments
• New developments: intermodal terminals, public logistics
terminal and new services

Logistics Parks - What are they?

 Part Two:
Ownership and
Management structures of
parks and/or terminals
Who owns park
Lease or buy options
Government subsidies
Park management
Ownership terminal
summary
 Ownership park
Logistics Parks are developed via
• As a private initiative by logistics real estate developers
• Public-private partnership (PPP)
• By governmental organisations, like port authorities

PPP
Local government
• responsible for availability of land
• In some countries responsible for public space and/or infrastructure
Private developer
• Design, build & maintenance
• Acquisition
• Park management
Ownership and Management 20
structures
 Lease or buy options

The developer has different options to develop the logistic

park
1. To rent or sell the land to customers(private companies)
to build
– Sell land
– Ground rent
– Long lease contracts
2. To build and rent buildings and offices to customers
This differs per country

Ownership and Management 21

structures
 Role government – private sector
Public sector Private sector
• No participant in the transportation • Setting up transport services
process
• Private or public-private area
• Difficult to make blue-prints development, examples in France,
• Topdown process coordination on a Italy, Germany
national level
• Planning of industrial areas
• Operation of semi-public
• Infrastructure and terminals terminals: cooperative approach
• Spatial planning & consultation platform
• Regional coordination and consultation
• Local: bottom-up local implementation
– Public-private
– More integrated (physical and transport
planning)

Logistic terminals &

logistic parks
 Public Private Partnerships
Narrow definition of PPP
Formalised co-operation in a joint
venture
Resources made available by both
partners put at disposal of joint venture
Risk and reward sharing
Co-ordination through joint venture
hierarchy
Applies mainly in the ‘doing’ phase
Applied in:
PP-contracts
For logistics parks
Logistic terminals &
logistic parks
Broad definition of PPP
Relationship between partners is
only partly formalised or not at all
formalised
Partners retain control of the
resources they provide
Information sharing
Co-ordination through network
structures
Applies mainly in the ‘planning’
phase
Applied for:
Consultation platforms
With semi-public logistic
terminals
 Subsidies

In NW Europe there are subsidies for park development:

• New industrial areas: in ‘poorer’ regions
• Renovation of old industrial sites

Subsidies between 0-60 percent, differs per country.

Another option: governments pay and build the
infrastructure and public space.

Ownership and Management 24

structures
 Park management (1)

After building it is important that an organisation is

responsible for maintaining the park
• Contact for issues, new services
• Acquisition new customers
• Maintenance of infrastructure and public space

Mostly it is the developer who carries out park management

but in case of PPP, like in NL and Belgium it can be organised by the
government or the companies on site
• Regular meetings or committee
• Society or corporation

Ownership and Management 25

structures
 Costs of Park management

How to raise funds for park management:

• Surcharge on land price
• Contribution, periodically
• Provided by local government from taxes

Ownership and Management 26

structures
 summary

• There are many considerations

• Business rules should be worked out in the planning
phase (see next presentation!),
• There needs to be a park management process,
industry,government or PPP
• Locations should be chosen to reflect areas of existing
freight activity
• Governments can facilitate initial demand
• Parks should facilitate better logistics activity , and
• Parks can lessen the impact of Freight Exposure to
communities
Ownership and Management 27
structures
 Part Three: Intermodal
capability for Logistics
Parks

Johan Visser/Kim Hassall

Schermopname gemaakt op: 22-8-2009; 9:12

• Most logistic parks in NW-EU

have intermodal connections
– Road
– Rail
– Waterborne
– Maritime
– Air
– Pipelines
• Logistic parks are essential for
intermodal transport (pre and
and haulage costs are high)

Intermodal capability for Logistics 29

Parks
 Logistic parks essential to intermodal transport
Collection Trunkline Distribution

Intermodal: pre and and

haulage costs are high
Log parks:
• Bundling good flows:
cost reduction
• Generating good
flows: economies of
pick up join split drop
Activities:
collect move distribute scale and scope
cost
Road only
Intermodal
transport by
road and rail
Log park 1 Log park 2 Mode change
cost at terminal

dc distance
Road only is Road and rail
preferable is preferable

Intermodal capability for Logistics 30

Parks
Other modes

Netherlands
Germany

Belgium

Intermodal capability for Logistics 31

Parks
 EU: intermodal transport policy

• developing logistics parks are not on the agenda: local

and private responsibility
• Different for terminals

Intermodal capability for Logistics 32

Parks
 Examples

Port of Rotterdam: multimodality Logistic Park Moerdijk:

Intermodal capability for Logistics 33

Parks
 Mortara near Milano (It)

• Rail connections

Intermodal capability for Logistics 34

Parks
Ownership terminal

Ownership and Management 35

structures
Develop Logistics Development Zones
at the Freight Activity Centres
 New developments

• New seaport concept

• Intermodal facilities for long
distance
– Rail or barge terminal (mostly for
containers)
– High speed rail for freight
• Intermodal within urban areas

Logistics Parks - What are they? 37

 Extended gateway concept

Seaport development
– Inland terminals for containers as
satellites of a seaport
– Referred to as extended gateway
concept
– Requires fast, high frequent and
reliable transport between port and
satellite (road, rail, waterborne)
• New innovative system as
multitrailers
– Activities on Logistics park integrte
with seaport

Intermodal capability for Logistics 38

Parks
 Intermodal long distance

Long distance
• High speed freight trains (TGV freight)- to set up a high-
speed freight line across Europe, called Euro Carex

Airport Liege

Intermodal capability for Logistics 39

Parks
Intermodal in urban areas
 Future?

• Freight transport in urban areas: automated and

underground – Underground logistics system (ULS)

Show movie

Intermodal capability for Logistics 41

Parks
 Summary

• Logistic park with intermodal facilities support use of

other modes, like rail and waterborne, maybe even
crucial.
• More parks with intermodal facilities
• New developments, like high speed rail for freight

Intermodal capability for Logistics 42

Parks
 Part Four:
Planning (network of)
Logistics Parks

contents
 Planning

Traditional location factors to be considered

• Infrastructure
• Labor costs
• Proximity to customers
• Community and site characteristics

In fact three level approach

• National/international level: network or standalone
• Regional level: depends on situation
• Local level: available sites
Planning (network of) Logistics 44
Parks
 Network of Logistic Parks

Government
• Long term spatial planning: coordination towards
national network or not!
• Infrastructure planning: infrastructure corridors and
logistic parks
Private sector
• No network approach
• network of intermodal terminals

Planning (network of) Logistics 45

Parks
Example of network approach

Planning (network of) Logistics 46

Parks
Network with 1-20 nodes

Planning (network of) Logistics 47

Parks
Network concept EU (based on
analysis)

Planning (network of) Logistics 48

Parks
 Regional level: situation

• Government:
– Coordination: be aware of too much logistics parks
– Infrastructure planning

• Situation:
– Airport, close and access to airport and near highways
– Seaport or inland terminal, close and access to seaport and near
highways and intermodal facilities
– National hubs or near urban areas: strategical located:
• Acces and close to highways
• Railway lines or waterborne
• Access roads to urban area
– Specialised logistic parks: near production facility
Planning (network of) Logistics 49
Parks
 Local level: site

Government:
• Location planning:
– Logistic park or mixed industrial park
– think 10-15 years ahead
Available sites
• Intermodal, then infrastructure is dominant location factor
• Access and close to highway
• With urban distribution then close and access to urban
areas

Location is important and sometimes a factor for success

or failure! Planning (network of) Logistics 50
Parks
 Size

Depends on demand for new areas

Some rules of thumb
• Freight growth related to economic growth: about 10% higher (1
percent economic growth = 1,1 % freight growth)
• Logistic concepts change every 5-10 years
• Location change every 10-15 years
Indications:
• Seaport large: 200 – 300 ha (1 hectare = 2,5 acre)
• Airport, large: 100-200 ha
• Other: 15 – 200 ha
• Germany: 40 ha
• Japan: 160 ha
Design of Logistics Parks 51
 example

Design of Logistics Parks 52

Layout intermodal

Design of Logistics Parks 53

 Lay out (2)

CTP SURFACE AREAS CURRENT 1ª 2ª ENLARGEMENT TOTAL

Roads and infrastructures 151.112 92.989 58.123 191.920 343.032 m2

Green Areas 130.903 80.627 50.275 167.031 297.933 m2

Services areas 18.253 17.003 1.250 41.672 59.925 m2

Truck Centre 20.262 20.262 - - 20.262 m2

Inter-modal Platform - - - 65.648 65.648 m2

Inter-modal Area Buildings - - - 53.181 53.181 m2

Connected Buildings 258.862 148.802 110.060 249.961 508.823 m2

Individual Buildings - - - 234.321 234.321 m2

Heavy vehicle parking 28.972 28.972 - 25.749 54.721 m2

TOTAL 608.363 388.655 219.708 1.029.483 1.637.846 m2

Constructed surface area 234.632 - 234.632 409.520 644.152 m2

Design of Logistics Parks 54

 Facilities
Logistic parks host the following elementary logistic activities:
• Private warehouses for general goods, dry goods, refrigerated
(chilled)/frozen goods and classified goods.
• Public warehouses, such as warehouse hotels and public bounded
warehouses.
• City distribution centre.
• Transhipment facilities for road, rail and if required waterborne.
• Offices and parking lots for transport companies.

Design of Logistics Parks 55

Activities that are related or associated to the elementary
activities of a logistic park include:
• Retail or wholesale distribution centres.
• Storage facilities for retailers.
• Pick-up centres for customers.
• Production companies related to value added logistics (VAL).

Specialised logistic parks are often connected or part of a larger

industrial complex

Design of Logistics Parks 56

Furthermore, the parks require supporting facilities,
including:
• Collective and/or secured parking space
• Administration, bank, post, and customs clearance facilities, as well
as training and research facilities.
• Service stations for vehicle maintenance, washing and fuel, secured
areas for parking and container depots.
• Facilities for internal and external data communication and
information.
• Centralised waste disposal.
• Security services.
• Parking lots for private cars and public transport service.
• Catering, hotel facilities and so on
Design of Logistics Parks 57
Future planning for Melbourne

Planning (network of) Logistics 58

Parks
There is a better way !!
There is a better way !!
Principal Freight Network’s
Freight Activity Centres!!
 Principal Freight Network
1st and 2nd Generation Bi-Modal Terminals!!
Stage 1 Terminals –
Somerton, Altona,
Dandenong

Freight & Logistics

Development Zone

New Interstate Rail

Terminal –
Donnybrook

Port of Melbourne
Freight Terminal

Longer Term
Common User
Terminals –
Wyndham, South
East

Rail Connections –
existing and planned

Concentrated HPFV
flows – Port to
Terminal

Inter-Terminal HPFV
Flows
 Considerations for consolidated
logistics park developments
• business rules for operation must be set, f.i.
– Raill access
– Curfew hours
– Dangerous goods storage
– Maximum vehicle sizes
• Zone planning: other economic activities, f.i. retailing,
production, warehousing, education, conference centers
• Truck routes to and from the park
• Feas, charges and rentss for federal, state or local
authorities
• Terms of leases
Planning (network of) Logistics 63
Parks
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