In the 1830s, Blackstone Valley pioneers used the area’s bountiful waterways to spawn an historic industrial revolution, but these days, the Southern Massachusetts region is relying more on rivers of asphalt to boost the economic condition.

Nowhere is the importance of the roadway network more evident than what is occurring along Route 146. While known locally as the Providence-to-Worcester Highway, many believe inferior connections to the Massachusetts Turnpike, Interstate 290 and Route 20 have made the road less useful to business growth than it could be otherwise. Now, after years of struggling to wrest delayed highway funds from the ravenous Big Dig project, the opening of Exit 10A in Millbury has provided direct access to the Turnpike, while work is ongoing to better connect I-290 and Route 20.

“This will be the new beltway around Boston,” maintains James Coull, who is so bullish on its future that he is developing a 127-acre industrial park abutting Route 146 in Sutton. Located about five miles from Exit 10A, the former gravel pit should benefit greatly from the infrastructure upgrade, according to Coull. That is particularly true, he said, given that land sites are becoming increasingly scarce – and excessively expensive for industrial – along both Route 128 and Interstate 495.

“When you see it on the map, it becomes quite logical that Route 146 is the place to go, so we went,” said Coull, whose firm has previously developed industrial space for such firms as Veryfine, Goya and Borden Products. Broker Robert Walles of CB Richard Ellis/Whittier Partners agreed that the roadwork “makes it more viable” for companies to expand along the road, but he stressed that it often takes time for the message to get through, not to mention a few latter-day pioneers.

“It’s not going to happen overnight,” said Walles. “You need to get to a critical mass to build some momentum, but I think that once they knock down a big deal or two, they’ll do fine.”

At this point, Coull seems optimistic that he will soon land a large business to anchor the park, on which the firm is finalizing permits and doing site work. The park is in late-stage negotiations with two build-to-suit clients, including a nationally affiliated moving company eyeing a 60,000-square-foot facility. The park could ultimately yield about 1 million square feet of space, said Coull.

Besides land in the $60,000-per-acre range, compared to $125,000 per acre in more established markets, Coull said the road’s direct access to both Providence and Worcester will be a major draw for companies. Companies also may value the quick route into Boston along the Turnpike, he said, and the ability to draw labor from Rhode Island and northern Connecticut.

Among those joining Coull in his enthusiasm is Thomas Kelleher, a vice president at Kelleher & Sadowsky Assoc. in Worcester and a co-broker on the moving company assignment. “His park couldn’t be better situated,” said Kelleher, noting that the gravel pit will be easier to develop than other nearby sites dominated by ledges and difficult topography.

Other pluses, according to Kelleher, are the park’s ability to tie into water, sewer and gas lines, plus room for companies to expand. Being in an economic target area does not hurt either, he said, given that the designation allows tax breaks for companies on physical plant costs and capital expenditures for equipment.

“The park is a winner,” said Kelleher, who is co-brokering the deal with Eric O’Brien of Eric O’Brien Assoc. “Jim Coull has a grand slam in there.”

‘Right Chemistry’
Kelleher’s colleague, John McKinley, said he is also bullish about the Sutton Industrial Park, but added that he believes there are other factors in play as well, especially the lack of usable industrial space in the Greater Worcester area. “It’s [a] fairly long-term [commitment] to develop a site, and you need to be in the right place at the right time,” he said. While there are industrial buildings in the area, many are multistory and thus not amenable to modern requirements. Coupled with the demand being driven by the booming economy, McKinley said any project that gets off the ground should fare well.

“The Pike access is definitely a plus, but all these things coming together at the same time gives it the right chemistry for success,” he said.

In the meantime, existing industrial parks in the area are also expected to benefit from the roadway changes, although some are already near or at their capacity, including the Millbury Industrial Park. Even with that park bristling with companies such as the Worcester Telegram and Gazette’s printing operations and TCI Tire Centers, the Blackstone Valley Chamber of Commerce stresses there are plenty of other opportunities available. Along Route 146 alone, for example, the chamber estimates there is more than 600 acres of industrial/commercial land, with the 11 communities in the valley averaging a palatable business tax rate of $15.35 per thousand. There is also access to four airports, including T.F. Green in Rhode Island and Boston’s Logan, both within an hour’s drive.

“The whole corridor has been asleep,” said Coull. “Until that interchange went in, no one was interested in Route 146.”