A major industrial and logistics scheme in North Warwickshire is set to move towards the market after Richborough Commercial secured outline planning permission through a ‘grey belt’ appeal.
The development will deliver 700,000 sq ft of industrial and logistics accommodation, together with ancillary offices, on land immediately adjacent to Junction 9 of the M42/M6 Toll. The site sits approximately 800 metres from the rail-served Hams Hall Distribution Park.
Richborough Commercial submitted its application to North Warwickshire Borough Council in June 2024 before lodging an appeal against non-determination in November 2025.
The approval is understood to be the first for a major industrial and logistics development on grey belt land at appeal since the publication of the new National Planning Policy Framework (NPPF) in August 2026.
Richborough Commercial will shortly bring the site to market, working with Kenny Allan of KWB.
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."
Ahead of the appeal decision, North Warwickshire Borough Council's Planning Committee met on 2 March to confirm the case it would put to the Planning Inspector. A committee report said the scheme "would not preserve the openness of the green belt and conflicts with the purposes of including land within it."
Commenting on the significance of the outcome, Matt Dugdale, planning director, said: "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."
Nick Jones and Matt Dugdale formed part of Richborough's appeal team, 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.
