Richborough Commercial secures consent for 700,000 sq ft M42 scheme in landmark Grey Belt appeal
Junction 9 scheme is understood to be the first major industrial and logistics development allowed on Grey Belt at appeal following publication of the new NPPF in August 2026
Richborough Commercial has secured outline planning permission for an industrial and logistics development at Junction 9 of the M42 in North Warwickshire.
The scheme will provide up to 700,000 sq ft of B2 and B8 floorspace with ancillary offices, together with associated access, landscaping, habitat creation, HGV parking and infrastructure.
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.
Located immediately adjacent to Junction 9 of the M42/M6 Toll, the site is around 800 metres from the rail-served Hams Hall Distribution Park. Sitting within the logistics Golden Triangle, it is exceptionally well placed to serve regional and national supply chains.
The M42 corridor is one of the Midlands’ most sought-after locations for industrial and logistics development, but opportunities for further large-scale development have historically been constrained by Green Belt and local planning policy. The decision therefore unlocks a rare consented site in a highly strategic location.
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 decision demonstrates the significance of the new National Planning Policy Framework and is understood to be the first appeal decision allowing major industrial and logistics development on Grey Belt land following its publication in August 2026.
The outline permission establishes the principle and maximum scale of development while retaining flexibility over layout, scale, appearance and landscaping through the reserved matters process, allowing a future development partner to respond to occupier and market requirements.
The main development parcel extends to approximately 19.51 hectares, with a separate western parcel of just under 3 hectares providing habitat creation and public access to new green space.
Richborough Commercial, working with Kenny Allan of KWB, will shortly bring the site to market.
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’s appeal team included Nick Jones and Matt Dugdale, supported by Giles Cannock KC of Kings Chambers, Alice Routledge and Phil Grant of Asteer Planning, Jon Berry of Tyler Grange, Alex Roberts of LSH, James Parker of Ridge and Matt Scudamore of Gateley.
