Data centres

EC5: Data centres 1. Proposals relating to data centres will be supported if all the following criteria will be complied with: a) Proposals should demonstrate that sufficient electrical grid capacity can be secured to support the development, either through existing provision, committed connections, or the phased delivery of capacity, including through a deliverable and funded programme of network reinforcement where necessary. There should be evidence of engagement with network operators and a realistic pathway to securing capacity. b) Proposals must demonstrate that the electricity, digital connectivity and water supply requirements of the development can be met, including through any necessary upgrades to infrastructure, and that opportunities to minimise energy demand and utilise efficient energy sources have been incorporated wherever feasible, without giving rise to unacceptable adverse impacts on the amenity of local residents, businesses or the operation of essential services, having regard to mitigation. c) Back-up generators should not use diesel. Sustainable heating and cooling technologies should be incorporated wherever feasible. d) Where back-up power systems or other plant have the potential to affect local air quality, proposals must be supported by an Air Quality Impact Assessment demonstrating that any adverse effects on human health, sensitive receptors and local air quality objectives can be avoided, minimised or appropriately mitigated. e) Proposals should demonstrate that noise from plant, equipment and operations (including cooling systems and back-up generators) does not result in unacceptable impacts on the amenity of existing or proposed noise-sensitive uses such as residential development. Noise assessments must be submitted and mitigation measures incorporated where necessary. f) Proposals should be of high-quality design and incorporate landscaping that mitigates visual impact, particularly within the Green Belt or other sensitive landscapes. g) Proposals should be supported by an appropriate fire suppression and safety strategy where this has implications for land use planning, including environmental or public safety considerations. Location-Specific Requirements 2. Where sites are proposed in sensitive locations (such as the Green Belt), applicants must demonstrate that the locational requirements of the development cannot be met in less sensitive locations, and proposals must be justified in accordance with national policy. 3. Applicants must provide robust evidence of the need for the facility in the proposed location, including justification where data centres are proposed as ancillary uses to existing businesses or premises. Proposals should demonstrate how the proposal supports: a) local supply chains and businesses; b) local skills development and employment, in accordance with Policy EC3; and c) the resilience and growth of Buckinghamshire’s digital infrastructure and economy 7.97 Data centres are recognised as critical infrastructure supporting the digital economy and are identified in national policy as part of the “modern economy”. They play a vital role in enabling cloud computing, digital communications, artificial intelligence and business operations, and are essential to supporting economic growth and productivity. 7.98 There is no defined national or regional requirement for the number or capacity of new data centres. However, demand for data storage and processing continues to increase significantly, driven by technological change and digitalisation across all sectors of the economy. This has resulted in increasing pressure for new data centre development in well-connected locations. 7.99 The Council’s evidence base, including the Modern Economy Study, identifies Buckinghamshire as a suitable and attractive location for data centre development, particularly within the Slough–Hayes availability zone, where there are strong demand and established infrastructure. The study recommends that the Local Plan should provide a clear policy framework to guide such development. 7.100 Data centres typically generate low levels of direct employment compared to other employment uses. However, they play an important strategic role in supporting wider economic activity, digital infrastructure resilience and business competitiveness at both local and national levels. 7.101 Data centres are energy-intensive forms of development with significant electricity requirements. Early and ongoing engagement with network operators is essential to ensure that capacity can be delivered in a timely manner. Proposals are expected to demonstrate a realistic pathway to securing power connections, recognising that developers may not have direct control over all aspects of network reinforcement. 7.102 In addition to electricity demand, data centres may require substantial water resources for cooling, depending on the technology used. Proposals should therefore demonstrate that water supply and use are sustainable and do not place undue pressure on existing infrastructure. The Plan’s wider policies on climate change, water efficiency and flood risk will also apply. 7.103 Backup power systems are necessary to ensure operational resilience. However, diesel generators can contribute to air pollution, particularly where regular testing regimes are required. Proposals should seek to minimise reliance on diesel generation and incorporate lower-emission alternatives wherever feasible. An Air Quality Impact Assessment will be required where operational plant, equipment or back-up power systems have the potential to affect local air quality, to ensure impacts are properly assessed and mitigated. 7.104 Data centres can also generate noise from plant, cooling systems and standby equipment. Careful design, layout and mitigation are required to ensure that impacts on residential amenity and other sensitive uses are avoided or minimised. 7.105 Given their scale and operational requirements, data centres can have significant visual impacts. High-quality design and landscaping are therefore essential, particularly where development is proposed in sensitive locations such as the Green Belt or valued landscapes. In such locations, proposals must be justified in line with national policy, including demonstrating that there are no suitable alternative sites in less sensitive areas. 7.106 The operational characteristics and classification of data centres can vary, and their Use Class is not always clearly defined. For this reason, the policy makes explicit reference to the need for contributions to local skills and employment, ensuring that such developments support inclusive economic growth in line with Policy EC4.