How Warsaw is planning logistics in the city through 2050

In terms of total area covered, logistics accounts for—and will continue to account for—a small share of the area within Warsaw’s city limits. As we know today, around four-fifths of the total warehouse area in the Warsaw metropolitan region is located outside the city. This trend will certainly strengthen in the future, as more and more municipalities in Warsaw’s suburbs make land available for this type of investment. The development of the highway network in the Warsaw metropolitan region will reinforce this trend.

Under the legal provisions, Warsaw’s comprehensive plan is limited to the city’s boundaries. Within the city, we also identify logistics areas as “specialized service areas” (areas dedicated to services, production, storage, technical infrastructure and transportation infrastructure that stand out from the urban fabric). Specialized services are highly visible in the urban spatial structure because of their function and type of development. They also often cover large areas, dividing adjacent areas that accommodate other functions and hindering mobility between them. Nevertheless, their presence is often necessary for the city to function properly.

Planning the city through 2050 must take many assumptions into account. The main objective of the new comprehensive plan was to focus on improving residents’ quality of life and preparing urban spaces for sustainable development. We want to designate areas for new construction while taking into account the balance between the city’s needs and its development potential. Such an analysis considers the current stock of land designated for development, demographic forecasts, environmental and spatial aspects, as well as the city’s financial capacity.

In addition, new buildings should be constructed in areas with access to public services, public transportation and technical infrastructure. This will help curb uncontrolled development on the city’s outskirts and protect valuable natural areas. Finally, our aim is also to limit the development of single-use areas, for example residential or office districts. We will determine the optimal share of different services for each area. In existing single-use areas, we will introduce new functions by changing the current use of certain spaces or by adding to existing buildings. Overall, the city’s land will have multiple functions, including logistics.

The draft comprehensive plan addresses logistics in three ways. First, it designates specific land solely for logistics use. Second, it permits logistics in specific areas alongside other functions such as production or exhibition and conference functions. The third solution is to allow logistics (referred to as a “possible function”) on service land (the “primary function”). In this case, limits are set on the size of a single building and on the maximum share of logistics use on the site. In our view, these solutions will offer many opportunities for future investment.

The draft Comprehensive Plan is currently undergoing public consultation. Until September 29, 2023, anyone may express an opinion and propose amendments to this document. Under the Spatial Planning and Development Act, this is the only formal way to influence the document. Of course, we can imagine that some proposals may be mutually exclusive. The city will therefore ultimately have to decide which changes will be adopted. In the end, the comprehensive plan must be approved by the city council.

At present, only 2% of Warsaw’s area is occupied by production sites and warehouses associated with services. This share will not increase rapidly. Some areas that could become logistics areas (post-industrial sites) will be designated for residential use. This is the case of the former “Żerań” automobile factory. Overall, however, the new comprehensive plan maintains the current state of the main logistics developments. Four of Warsaw’s districts (out of a total of 18) perform the city’s main logistics functions: Białołęka, Włochy, Targówek and Bielany. This situation will not change in the future. The map below shows the main concentrations of logistics functions in the new comprehensive plan.

The new comprehensive plan is a vision for the city through 2050. It will not radically reshape the future of logistics, as it builds on the current situation. Moreover, we cannot predict developers’ and investors’ plans. Nevertheless, we recognize the important role of urban logistics in the modern city. There are also issues that cannot be directly covered by the comprehensive plan, such as last-mile delivery. That is why we are aware of the need for a sustainable urban logistics plan that should cover the entire metropolitan area.