City Centre vs Business Park

For decades, offices were almost exclusive to city centres.

They dominated the skyline, with a sea of staff swarming in – and out – of city’s each day.

But like much of the modern office, things are changing.

Increasingly, businesses are turning to business parts and other out-of-town office space for their staff to work.

Across nine regional office markets, out-of-town take-up increased 3.8 per cent in 2025 to 2.9 million sq ft, while city-centre take-up fell 13.8 per cent.

In some major urban markets, like Leeds, out-of-town take-up rose 25 per cent during the year.

In short, demand for business parks is rising – while city centre office space is dwindling.

Does this mean city centres are becoming obsolete?

Not at all.

For some businesses, being in the heart of a city still makes perfect sense.

In fact, research published by CBRE last year found a fifth of companies were seeking to increase their city centre office space.

And that makes sense: City’s provide the the obvious benefit of being close to clients.

But also, for staff, it means access to pubs, shops and restaurants for after-work socialising.

Just look at Newcastle; HMRC has backed the city centre by moving around 9,000 staff into the city’s Pilgrim Quarter.

It should provide a huge boost to the central economy – while there’s also the prestige factor.

For some firms, having a city-centre address still carries a certain weight.

If you are trying to wow a client, holding the meeting on the 15th floor – overlooking the city – is a big statement to quietly make.

And then there’s transport.

Many city centres have excellent public transport links. Generally, that’s where train stations and bus terminals are, while major cities like London, Manchester, Edinburgh and Newcastle have underground trains or trams.

However, this all comes at quite the cost.

City-centre offices are not cheap.

Typically, rent is higher, the commute can take longer and then there’s the sky-high cost (and stress) of parking.

There are also the less obvious costs.

A city-centre office might put employees nearer the best sandwich shops, but the commute can be a grind; Hours spent each week stuck on a bus in traffic, and with a vast chunk of their wage spent just on the privilege of getting to work.

So for businesses with hybrid workers, it raises a very interesting question.

If employees are only coming into the office two or three days each week, do you really need that fancy-yet-costly space?

This is where business parks shine.

Take parking.

It sounds simple, but for many businesses, it is one of the first things employees notice.

Having somewhere to park close to the office can make the world of difference to the working day, particularly for staff travelling from outside the immediate area.

You know yourself how stressed you come into work after crawling around the NCP looking for that one illustrious space.

It is no way to start the working day.

Then there’s space.

Generally, business parks have loads more room to breathe.

There’s often greater flexibility around the size and layout of offices, with businesses able to create spaces that suit how their teams actually work.

Because this isn’t 1950 anymore; The modern office is no longer a row of desks where people spend eight hours, five times a week.

It is a space to host clients. A collaboration hub. Or simply somewhere quieter to come to escape the mania of the kids whilst home working.

Pioneer Court has seen that change first-hand.

The Darlington site is home to a diverse mix of businesses – of all sizes.

That means a small team can have its own dedicated space, while larger businesses can create an office around the way their people work.

And because it is a business park, there is no need to sacrifice connectivity.

Pioneer Court is just minutes from Darlington town centre, with easy access to the A66 and A1(M), while Darlington's iconic railway station puts some of the UK's biggest cities within easy reach.

It blows people’s minds from the south, but Darlington is closer to London, Manchester and Leeds than both Newcastle and Edinburgh.

And that’s crucial.

One of the biggest arguments against moving away from a city centre is that clients, colleagues and staff will find it harder to get there.

But being out of town doesn't necessarily mean being out of reach.

For businesses with people travelling from across the UK, that can be a pretty useful middle ground.

Close enough to the action when you need it – but far enough away to avoid some of the cost and hassle that comes with being in the middle of it.

And then there’s the workforce.

Yes, city-centre offices can offer plenty on the doorstep; Business parks are generally not that close to Popworld.

But a business park offers something more precious than a pint or a posh pizza.

Time.

You spend less time navigating the gridlocked chaos of the city centre.

Less time fighting for those finite parking spaces.

And that means more time for you; Be it with friends, at home with your family – or just for yourself

And, in Darlington, it also offers the chance to combine that with a town where the cost of living remains considerably lower than most major UK cities.

Homes are cheaper. Food and drink doesn’t cost the earth.

And that matters, because the modern office isn’t just about the business that happens between 9-5.

It is about the people who work there.

If employees can reach the office easily, park without a headache and enjoy a bright, spacious and high-quality environment when they are there, then the business itself wins.

You see, while the question was once where should we have our office, it’s now – ‘what do we need it to do?’

For some firms, the answer remains the city centre.

But for many – mindful of budget but also their employee’s wellbeing – an increasing number are looking further afield.

And for companies seeking high-quality office space, with strong transport links, plenty of parking (and EV charging ports) Pioneer Court proves that the traditional city-centre model is no longer the only option.

And perhaps that is why more businesses are looking beyond having that impressive skyline in the background.