Data centre at Land Junction With Old, Nevendon Road, Wickford

What was proposed

An outline application proposed a large data centre with plant, generators, access, roads, parking, drainage, landscaping and biodiversity works.

“25/00550/OUT - OUTLINE PLANNING APPLICATION WITH ALL MATTERS RESERVED EXCEPT FOR ACCESS, FOR THE ERECTION OF A BUILDING TO BE USED AS A DATA CENTRE (USE CLASS B8) (CONTAINING DATA HALLS, ASSOCIATED PLANT ROOMS, LOADING BAY, OFFICE AND ADMINISTRATIVE AREAS, MAINTENANCE AND STORAGE AREAS AND PLANT AT ROOF AND GROUND LEVEL), EMERGENCY GENERATORS, CHILLERS/COOLERS, FUEL STORAGE, SUBSTATION COMPOUND, GATE HOUSE/SECURITY BUILDING, SITE ACCESS AND EMERGENCY ACCESS, INTERNAL ACCESS…”

“This report relates to an outline planning application (ref. 25/00550/OUT) for the erection of a data centre (Use Class B8) with associated infrastructure on land at the junction with Old Nevendon Road, Wickford. All matters are reserved except for access. The proposal includes a large-scale data centre building, external plant areas, a substation compound, gatehouse, internal roads, parking, drainage, landscaping, biodiversity enhancements, and associated works.”

Officer report

The site and surroundings

The approximately 7.2-hectare site was agricultural Green Belt land beside major roads, homes, industrial uses, a public footpath and open land.

“The application site lies to the south of Nevendon Road (A132) and encompasses approximately 7.2 hectares of Grade 3b moderate agricultural land. The site is cropped for hay and is generally flat, bordered by trees along its perimeter, and crossed by overhead power lines. Vehicular access is available from Nevendon Road, and Public Footpath 86 runs through the southern portion of the site, continuing southwards to the A127.”

“Immediately west of the site is land with planning permission for an electric vehicle charging station, including ancillary retail and food and drink uses (Planning Reference: 21/01515/FUL).”

Officer report

What officers recommended

Officers recommended approval because substantial economic, environmental and social benefits, alongside the absence of suitable alternatives, outweighed Green Belt harm.

“The application site lies within the Green Belt, where the proposed development is considered inappropriate and results in harm to openness. The site does not meet the definition of ‘grey belt’ land under the NPPF (2024), and the harm to the Green Belt must be afforded substantial weight. As such, the application must demonstrate Very Special Circumstances to justify approval.”

“However, the proposal is supported by a robust case of Very Special Circumstances, including the critical national need for data infrastructure, the absence of suitable alternative sites, and significant economic benefits which all carry substantial positive weight. The environmental and social benefits weigh moderately in favour of the scheme.”

Officer report

Who spoke

A resident and the applicant’s agent spoke in support, highlighting critical infrastructure, investment, employment, education, environmental benefits and sustainable transport.

What members debated

Members identified major Green Belt harm but recognised the proposed infrastructure and investment benefits, while questioning the location, power connection and disruption.

“Members identified the key drawback of the scheme as development in the Green Belt, causing high harm in terms of urban sprawl, coalescence between towns and encroachment into the countryside. These purposes should not be overlooked lightly and development of brownfield sites was greatly to be preferred.”

Minutes

The committee’s decision

The committee resolved to grant conditional outline permission, subject to no call-in, a Section 106 agreement, conditions and agreed amendments.

“That Planning Application No. 25/00550/OUT be granted conditional planning permission, subject to no call-in powers being exercised by the Secretary of State, the completion of a S106 agreement to secure a employment and skills contribution, improvements to sustainable transport, a workplace travel plan including monitoring fees and the maintenance and monitoring of the approved Biodiversity Gain Plan for a period of 30 years and payment of the Local Planning Authority’s…”

Minutes