Mill Road Industrial Estate in Linlithgow is more than just a commercial hub. It’s a place steeped in local heritage, shaped by changing industries, and sustained by a strong tenant community. Situated on land that once supported traditional Scottish industries, such as foundries and small-scale enterprises, the estate has steadily evolved over the decades into one of West Lothian’s most successful industrial locations.
Early Industry and Strategic Growth
The land where Mill Road now stands was once home to a variety of local industries. With Linlithgow’s rich industrial past, the area surrounding Mill Road supported workshops, light manufacturing, and supporting trades that helped fuel the local economy. As Scotland modernised, this once-industrial land presented an opportunity for something bigger — an organised, purpose-built estate that could support businesses of all shapes and sizes.
Its location, just minutes from the M9 and within reach of both Edinburgh and Glasgow, made Mill Road a natural choice. Easy access to the M8 and key rail routes meant that businesses in this area could operate across the Central Belt with ease.
Evolving into a Mixed-Use Industrial Hub
Over the years, Mill Road has developed into a vibrant estate with a mix of traditional manufacturers, logistics firms, trade counters, and, most notably, a growing e-commerce presence. Today, the estate is home to both national brands and thriving local businesses, encompassing a range of sectors, including safety equipment, clothing, online retail, engineering, and food production.
This diversity has been one of Mill Road’s strengths. It provides the estate with resilience through market shifts and helps cultivate a sense of community among tenants, many of whom trade with or support one another informally. For years, the estate has maintained a near-full occupancy rate, a testament to its enduring appeal.
The Development of E-Net Park
The most significant recent development on the estate was the construction of E-Net Park, which began in 2006. Comprising 30 modern units, E-Net Park garnered national attention for Mill Road, thanks to its focus on digital commerce. The development was designed and marketed as an “e-commerce village” — a concept that proved ahead of its time.
The vast majority of the E-Net Park units were acquired by SRA Ventures Limited, which has played a leading role in shaping the estate’s ongoing growth and development. By providing affordable, flexible spaces tailored to online sellers and small businesses, E-Net Park helped establish Mill Road as a pioneering location for e-commerce in West Lothian.
How Boxxs Helped Create a Small Business Ecosystem
One of the estate’s most important modern-day tenants is Boxxs Self Storage, which has helped draw in hundreds of customers from Bo’ness, Falkirk, Grangemouth, and beyond. Thanks to 24/7 access, gated security, and easy online booking, Boxxs has become a trusted starting point for many tradespeople and small business owners.
What’s unique is that many of these Boxxs customers eventually go on to take larger industrial units within the estate. As their businesses grow, they transition from container storage to permanent workshop or warehouse space. To support this natural progression, Boxxs customers are given priority access when new industrial units become available, helping them stay local while scaling up.
This continuous flow of businesses “graduating” from storage to full tenancy has made Mill Road a genuine launchpad for small businesses, with a built-in support system from day one.
Hosting Scotland’s First Storage Art Exhibition
In 2025, Mill Road made headlines once again when Boxxs Self Storage, one of the estate’s most recognisable tenants, hosted Scotland’s first-ever art exhibition in a self-storage facility. The exhibition, by acclaimed street artist The Rebel Bear, brought national press attention and highlighted the estate’s creative and community-led spirit. You can read more about that here:
What’s Next for Mill Road?
The estate is far from finished. Plans are already underway for hybrid modular business units — purpose-built spaces designed for today’s entrepreneurs who need office space combined with storage or workshop areas. One of the tenants is also preparing to launch a caravan storage and repair facility, expected to open by late 2026. These developments show how Mill Road continues to evolve while staying true to its roots as a flexible, community-focused industrial estate.
A Living Legacy
From its roots in Scottish industry to its current role as a centre for logistics, e-commerce, and entrepreneurship, Mill Road Industrial Estate represents the best of what a modern business park should be. It combines history with innovation and remains a vital part of Linlithgow’s economic landscape.
Whether you’re a small business looking for your first unit or an established operation in search of new space, Mill Road continues to be a place where opportunity meets practicality.
