Mill Road Industrial Estate has always been home to a diverse community of businesses. From national names like Howdens, Screwfix and Arco to thriving independents such as Centravend and Golf Poser, the estate supports a vibrant mix of enterprises across trade, retail and e-commerce. But if there’s one thing all these businesses need, it’s flexibility.

In a fast-moving economy, adapting quickly can give a business its edge. Mill Road offers a wide range of unit sizes, clear lease terms, and the ability to scale up or down as needed. Whether you’re a sole trader looking for a compact workshop or a regional operator needing a larger warehouse, there’s something here for every growth stage.

Take Boxxs Self Storage as an example. Based on the estate, it offers clean, weatherproof container storage with 24-hour access, flexible terms, and drive-up convenience. It’s ideal for tradespeople, online retailers, and individuals needing dependable storage space. It’s also proven to be a valuable stepping stone — several current tenants started their journey with Boxxs before moving into complete units as their operations grew.

There’s more good news for those looking for a more customised solution.

SRA Ventures, one of the landlords at Mill Road Industrial Estate, is about to start construction on a bold new development. Planning permission has been granted for a series of modular-built hybrid workspace units, designed to serve the evolving needs of West Lothian’s business community. These purpose-built units are expected to be available by the start of 2026, with some potentially ready even sooner.

Each building has been carefully designed to combine practicality, comfort and sustainability. The building will provide secure roller-door access suitable for workshop or light industrial use. A bright office area will feature a glazed entrance, kitchenette and WC. Every unit has its own parking and access arrangements, and the development will include visitor parking, EV charging points and photovoltaic panels — all wrapped in a thermally efficient structure.

This modular approach isn’t just about aesthetics or convenience. It’s a strategic investment in modern business infrastructure. These units are being developed with entrepreneurs, start-ups and small enterprises in mind — offering a fresh alternative to traditional leases, with more thoughtful design and lower operating costs.

Developments like this reinforce Mill Road’s position as West Lothian’s premier industrial location. It’s a place where established firms grow alongside up-and-coming businesses, where innovation meets practicality, and where landlords like SRA Ventures invest not only in buildings but also in the long-term success of their tenants.

This sense of progress is echoed across the estate. Whether national brands like Screwfix and Arco are expanding their regional presence or independent retailers like Golf Poser are building out their European operations, the estate continues to evolve with the market. It’s this balance of scale, ambition, and accessibility that makes Mill Road such a powerful draw.

Mill Road Industrial Estate gives you the tools and the space to make it happen if your business needs to grow, pivot, or simplify its footprint. Adding the modular hybrid units is just the latest chapter in a story that continues to attract companies from Linlithgow, Falkirk, Bo’ness, and beyond.