Rula Developments


South Yorkshire

Project Value



AJA Architects


Bowmer + Kirkland

Project Brief

The scheme sits within the Unity Masterplan – an award-winning, mixed-use development of regional importance. At 250-hectares, it is one of the largest regeneration and infrastructure projects in the UK.

Eclipse is a 405,251 sq ft Grade A distribution and logistics building, with 40 loading docks, 4 Euro docks, 5 level docks and an office hub. Following early help to negotiate the land price, we provided civil and structural services through pre-planning, design and construction.


Begun early, our robust due diligence process supported the client through negotiations with the landowner and the early consideration of risks.

The site was a cleared plot of reclaimed colliery material that had initially been prepared for housing but now sits in a 9-hectare industrial area of the Masterplan. We worked with our Geo-environmental partners to review the site investigation, and thoroughly assess the strength, stability and safety of the plateau for a new high-bay warehouse. We provided proposals to decommission two ground water abstraction wells beneath the proposed building footprint. We produced the Flood Risk Assessment and all the specifications to redevelop the site.

Our detailed earthworks modelling managed risk for our clients in two beneficial ways – it validated the plot for initial purchase, whilst also ensuring the ground was properly prepared and secure prior to construction. We collaborated with the wider design team to efficiently manage the levels and ensure we could retain all earthworks materials on site. We reused excess material to support the landscaping, which enhances biodiversity through extensive planting of native trees and shrubs, and the creation of new species-rich and wildflower grasslands.

We designed the steel frame, foundations, floor slabs and drainage infrastructure.

The scheme is designed to achieve BREEAM Excellent, through high-performance insulated cladding, low air-permeability, 10% rooflights, and capacity for full-roof PV.