East Midlands Freeport - EMAGIC North

Industrial (B2)

Industrial (B8)


East Midlands Airport and Gateway Cluster (EMAGIC)

East Midlands Airport is the UK’s largest dedicated freight airport benefitting from an adjacent 31-acre rail freight terminal and serves as the principal port of the East Midlands Freeport.

The EMAGIC site has direct access to the strategic highway network and is adjacent to East Midlands Airport, a renowned global trade hub, already benefitting from leading express logistics companies such as DHL, UPS and Fedex, as well as SEGRO’s Strategic Rail Freight Terminal, operated by Maritime.

On average, the value of exports (per tonne) passing through East Midlands Airport is worth £339k, 1.9 times higher than other UK airports and 168 times higher than other UK ports.

EMAGIC offers unparalleled access to a global customer base, offering the ability to establish a just in time delivery model. The development incorporates SEGRO Logistics Park East Midlands Gateway (a 700-acre development comprising 4.5m sq ft of logistics accommodation) and a 24/7, 31-acre Strategic Rail Freight Interchange, capable of handling up to sixteen 775m freight trains per day. It can also provide storage for over 5,000 TEU – equal to approximately 45,000 pallets of cargo.

Land directly adjacent to the Southern boundary of the East Midlands Airport will be transformed into over 280,000 sq m of employment space, ideally suited for advanced logistics and warehousing, as well as advanced manufacturing of motor vehicles, innovative aircraft and other electrical equipment.

The land has close proximity to the M1 motorway at J23A, as well as East Midlands Airport and the open-access SFRI at the EMAGIC North site.

Benefitting from a £400m investment to develop the site and the supporting infrastructure and buildings, up to 3m sq. ft of advanced facilities will be constructed with the employment potential for up to 4,500 new jobs. Once delivered, the site is expected to deliver £8.4 billion net additional gross added value to the UK economy over a 30-year period.

EMAGIC South will be able to expand upon the existing social and physical infrastructure at EMAGIC North.


Key facts


  • 24-hour operations with no runway slot restrictions
  • 24-hour rail freight terminal capable of handling up to 16 775m-freight trains per day
  • Container storage and HGV parking
  • Adjacent to the UK motorway network with over 91% of the UK population within a four-hour drive
  • One stop access to 185 cities around the world
  • Direct connection to the UK’s freight network, inc. access to all major UK cities and deep sea-ports


  • 3m sqft of sustainable big box warehouses
  • £400m private sector investment in development and infrastructure
  • Over 280,000m² of employment space
  • Up to 4,500 new jobs
East Midlands Freeport - EMAGIC North
East Midlands Freeport - EMAGIC Site (Drone Aerial)

Opportunity location

Why invest in Leicestershire?

Welcome to Leicester & Leicestershire – the largest economy in the East Midlands.

We benefit from outstanding assets including a vibrant, university city with a strong industrial and cultural heritage; two unique and inspiring Enterprise Zones; a UK Freeport at East Midlands Airport; three world class universities delivering cutting edge innovation, research, and design; a central location with strategic rail and motorway links, one of Europe’s largest distribution parks and the UK’s largest pure cargo airport; and two Manufacturing Zones. We’re home to Caterpillar, Next, Santander, Walkers Snack Foods (PepsiCo), IBM Client Innovation Centre UK and Amazon.

Key strategic developments include Leicester Waterside and Station Regeneration, Space Park Leicester, offering high-tech facilities and capabilities building on the University of Leicester’s space excellence; Loughborough University Science and Enterprise Park, a dynamic innovation community with serviced development land opportunities; and Lutterworth East a trailblazing, sustainable housing and employment development.

Leicester is considered one of the best cities to do business in. Unrivalled transport links, a skilled and talented workforce of over 2.8 million within a 1-hour drive-time and one of Britain’s most attractive and cost-effective places to develop, own or lease property – presenting huge investment opportunities.

Insight for investors

  • Type of investment sought: End User Occupiers
  • Target investor(s): End users to be determined as part of Development Consent Order.
  • Target Sectors: Advanced Manufacturing, Clean Energy, Advanced Logistics, Life Sciences
  • Site size: The development incorporates SEGRO Logistics Park East Midlands Gateway (a 700-acre development comprising 4.5m sq ft of logistics accommodation) and a 24/7, 31-acre Strategic Rail Freight Interchange
  • Timescale: Initial local consultation was undertaken; currently part of process for Freeport business case with HMG
  • Delivery timescale: 5+ years
  • Planning status: As a Nationally Significant Infrastructure Project (NSIP), an application for a Development Consent Order (DCO) will be made to the Planning Inspectorate, with the final decision being made by the Secretary of State for Transport
East Midlands Freeport - EMAGIC North
Primary promoter

East Midlands Freeport