In the case of specialised industrial manufacturing, choosing a location is a long-term strategic decision. Important considerations extend beyond costs and include the ability to expand in stages, proximity to crucial infrastructure and the value of a long-term partnership between the occupier and the property owner. The example of Corning Optical Communications Poland, which has been growing its operations at SEGRO Logistics Park Stryków since 2006, demonstrates how such a partnership can support manufacturing development in a single location for successive decades.
Operational stability over frequent relocations
For advanced industrial manufacturing, changing locations is a major upheaval. It requires a comprehensive reorganisation of transport, technical facilities, supply chains and team workflows. The more specialised the industry, the more critical operational continuity becomes.
Consequently, instead of broadening their geographic footprint, many companies opt to remain at proven locations and gradually expand their facilities to accommodate increased production scales or new operations. This model serves to mitigate organisational risk and enhance long-term development planning.
A prime example of this approach is Corning’s expansion within SEGRO Logistics Park Stryków. The partnership between them and SEGRO began two decades ago, when Corning became SEGRO’s first customer in Poland for whom a complete, dedicated facility was delivered. In 2018, the company expanded its presence with a second building. Currently, a third production and logistics facility is under development at the same estate, providing an additional 35,000m2 of space.
Upon completion, Corning’s total operational footprint in Stryków will exceed 115,000m2. This scale highlights the importance of being able to grow incrementally within a single site. With the new facility, Corning’s Stryków operation will become the largest optical cable and connectivity manufacturing campus in the EU. The new manufacturing plant will also provide employment for 2,500 highly skilled workers. One of the aims of the new facility will be to manufacture innovative technologies such as Co-Packaged Optics (CPO), a method of designing network devices and processors where optical modules are placed directly next to the integrated circuit (ASIC, GPU, or switch chip), rather than at the edge of the device as a separate transceiver.
Infrastructure as a cornerstone of long-term growth
In manufacturing, beyond the building itself the accessibility of transport infrastructure and the ability to manage operations efficiently on both a national and international scale are equally vital. SEGRO Logistics Park Stryków is situated around 3km from the junction of the A1 and A2 motorways, one of Poland’s most critical transportation hubs. Such a strategic hub is an ideal choice for companies that integrate manufacturing and logistics in one place.
Evolving requirements for industrial real estate
The needs of manufacturers evolve alongside technological progress and the scale of their business. There is an increasing emphasis on the need for flexibility to be designed into industrial and logistics facilities so the space can adapt to specific operations and maintain high technical parameters. This is particularly important as we look ahead to the next industrial revolution where the speed of change means there will be a need to provide spaces suitable for multiple technological futures.
Corning Optical Communications provides fibre-optic solutions used in AI data centres and ‘fibre to the home’ networks. This requires sophisticated production, logistics facilities and the capacity for future growth. In practice, this demands a focus on high technical quality and the flexibility of industrial spaces designed for specific customers’ requirements. For high-tech manufacturers like Corning, the build-to-suit (BTS) model is the optimal solution.
ESG as a core component of property management
Sustainability has become a standard element of modern industrial property management. Key considerations include energy consumption, the optimisation of natural resources and high-quality social amenities. This applies to new developments and existing assets.
The new building being delivered for Corning is being constructed to BREEAM New Construction Excellent standards, guaranteeing high environmental norms and employees wellbeing.
Simultaneously, SEGRO is certifying its Polish portfolios built before 2022. In the first quarter of 2026, other facilities within SEGRO Logistics Park Stryków were among those to receive this certification.
From a long-term perspective, it is essential to maintain environmental and technical standards throughout the entire property lifecycle.
Long-term partnerships as a driver of business stability
The forward-thinking approach of SEGRO as an owner, manager, and developer has enabled the expansion of this partnership on the 20th anniversary of its presence in Poland. This success is driven by our approach of acquiring land in line with the customer’s growth, rather than having a substantial land bank from the outset, combined with a collaborative model centred on the design of bespoke spaces. Relationships built on solid foundations and mutual trust empower companies to commit to multi-year investments in proven locations.