Hertsmere Council has agreed that a 34.4ha site at South Mimms, Potters Bar can be developed for what is thought to be Europe’s largest cloud and AI data centre, as it meets the grey belt definition in the new National Planning Policy Framework.

Permission came four months after the government announced that it had designated data centres as Critical National Infrastructure (CNI) and one week after the government launched its AI Opportunities Action Plan, which outlines the economic growth opportunities presented by AI.

Called DC01UK the facility will have up to two million square feet of space, and a power reservation of 400MVA from National Grid, owing to its proximity to the Elstree (Letchmore Heath Grid Supply Point.)

The Council estimates the construction value of the project at £3.75bn with a year-round generation of £21.4m in business rates.

The scheme is set in 85 acres of grounds, 54% of which will be retained as green, open space. A £2m upgrade for new and existing bus routes is planned along with improvements to cycle paths, footpaths and crossings. There will be a significant financial contribution to local employment skills and opportunities included within the plans.

Planning balance

Planning officers argued in a report on the application that it does meet the definition of grey belt as set out in the new NPPF. “Officers are of the view that the development would not comply with any of the exceptions to inappropriate development set out at paragraph 154 of the NPPF. 

“Paragraph 155 states that the development of homes, commercial and other development in the green belt should also not be regarded as inappropriate where the development would utilise grey belt land and would not fundamentally undermine the purposes (taken together) of the remaining green belt across the area of the plan, alongside other listed requirements.”

Officers gave weight to some harms including “substantial weight” to the fact it was “inappropriate development” in the green belt. It also gave “significant weight” to landscape harm in the green belt and “substantial weight” to  “visual and spatial harm” to green belt openness. It gave “limited weight” to the loss of grade 3b agricultural land.

But they said the project meets a proven need for data centres and said there were substantial economic benefits, including employment. They pointed out the lack of suitable alternative sites and gave the transport improvements “significant weight”.

Summary

Harm:

• Definitional harm due to inappropriate development in the green belt – Substantial
• Visual harm to green belt openness – Substantial
• Spatial harm to green belt openness – Substantial
• Conflict with green belt purpose (c) -Substantial
• Harm to heritage assets – Significant
• Harm to landscape character – Significant
• Loss of agricultural land – Limited

Benefit:

• Need for data centre capacity – Substantial
• Economic benefits – Substantial
• Lack of suitable alternative sites – Significant
• Transport improvements – Significant
• Green space improvements – Moderate

They conclude the benefits “clearly” outweigh the harm, such that there are “very special circumstances that would justify the grant of planning permission”.

Minister for Telecoms, Sir Chris Bryant MP, says: “Data centres are the beating hearts of this modern age, powering the digital infrastructure that we can no longer live without.

“That is why I am thrilled to see that Hertsmere Council has granted planning permission to one of the largest data centre projects in Europe. Data centres like this will not only play a pivotal role in our AI Opportunities Action Plan, but drive economic growth through the creation of skilled jobs across the Southeast.”

Stephen Beard, head of data centres at Knight Frank, which is advising on the project, said: “DC01UK is a first of its kind. The largest data centre development in Europe in the world’s second-largest market, which is perfectly positioned in its ability to service the ever-increasing cloud demand whilst accommodating the AI needs of tomorrow. 

“It is a first and great example of the UK’s shift towards becoming a dominant superpower in cloud, AI and general digital infrastructure.”

 

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