Richborough Commercial has secured planning consent for a 700,000 sq ft industrial and logistics development in North Warwickshire at appeal.
The Junction 9 scheme is understood to be the first major industrial and logistics development allowed on grey belt land at appeal following publication of the new NPPF in August 2026. The scheme, which is located at Junction 9 of the M42, will provide up to 700,000 sq ft of B2 and B8 floorspace with ancillary offices.
The application was submitted to North Warwickshire Borough Council in June 2024. Following an extended period without any meaningful progress, Richborough appealed against non-determination in November 2025.
The appeal was allowed by the planning inspectorate on 3 November 2026 following a public inquiry earlier this year. A key finding of the appeal was that the site should be regarded as grey belt. The Inspector also recognised an immediate need for new employment land, including strategic B8 floorspace, and gave substantial weight to the economic and social benefits of the development.
The main development parcel extends to approximately 19.51 hectares, with a separate western parcel of just under three hectares providing habitat creation and public access to new green space.
Nick Jones, group commercial director at Richborough, said: “Securing outline planning permission at Junction 9 creates a rare opportunity to bring forward major industrial and logistics development in one of the Midlands’ prime locations. The combination of direct motorway access, proximity to Hams Hall and the flexibility of the outline consent should make this a highly attractive proposition for the market.”
Matt Dugdale, planning director at Richborough Commercial, added: “This is a landmark planning decision for the whole industrial and logistics sector. It demonstrates the significance of the new NPPF for major freight and logistics development, with the Inspector finding the site to be grey belt and recognising an immediate need for new employment land.
“It also sends a clear message to local planning authorities about the importance of identifying and allocating well-connected sites through their local plans to meet future employment needs. While every site will turn on its own circumstances, the decision gives us real confidence in the potential for the new policy framework to support a number of other strategically located employment sites across our portfolio.”
Richborough was supported by Giles Cannock KC of Kings Chambers, Asteer Planning, Tyler Grange, LSH, Ridge and Gateley. Richborough Commercial, working with KWB, will shortly bring the site to market.
