Plans for a new distribution centre with ancillary offices, from Equation Properties, have been refused by East Northamptonshire Council.
The centre would have been built on land North of Brick Kild Road, Raunds.
The building would have covered a total floor area of 21,135m2 which would be made up of 929m2 of main offices, 186m2 of hub offices and 20,020m2 of storage and distribution space.
204 parking spaces were to be provided alongside parking for 47 lorries, 24 dock levellers and 4 level entry spaces.
The development had the potential to create over 300 jobs.
The refusal comes despite the plans being recommended for approval.