The site.
The site sits on land to the East of South Mimms Services, and is surrounded on three sides by previously developed land.
Whilst technically designated as Green Belt, the land performs poorly against the purposes of the Green Belt, being adjacent to South Mimms Services and the M25, and benefits from being set in a valley, meaning development can come forward in a sensitive way. DC01UK provides a great opportunity to provide a significant investment into South Mimms, Potters Bar, and the wider area, by developing a data centre that is uniquely positioned to deliver online services and fulfil the needs of the emerging technology sector.
At a size of 85 acres, the site is well-situated for the landscape-led development of a data centre as it sits in close proximity to several Availability Zones, meaning that it is close to existing fibre optic and power cables, as well as other data centres. The proposal site is also well-screened by existing landscaping, and there are very few residential properties in proximity to the site.
Uniquely, data centres require specific locations to be able to operate effectively. This is because they must be close to existing connections to the National Grid power network, ensuring that they can function as effectively and as efficiently as possible.
There is a limited amount of viable sites that meet the necessary requirements to come forward as a data centre. These requirements include being located in close proximity to Availability Zones; proximity to fibre optic routes; and availability of power. DC01UK is a unique example of a proposal which fulfils all these attributes.
Our vision and masterplan.
DC01UK is designed to meet the ever-evolving needs of today, whilst preparing for the needs of tomorrow. We’re committed to delivering unparalleled infrastructure, ensuring that the UK economy can thrive in an emerging digital age.
Strategically located near the M25/A1 intersection, DC01UK offers a uniquely prime position for a data centre that provides both connectivity and accessibility to the existing UK power network without the need for significant diversions or works taking place. The site’s location is further unique as it sits in close proximity to several major Availability Zones and further to this, is in close proximity to several of the UK’s national and international fibre optic routes. This prime location allows DC01UK to deliver high-performance and secure operations to support the growing demand for storage and processing of cloud and AI data without the need for extensive works to deliver key infrastructure required for data centre development.
As this is an outline planning application, we have prepared a parameter plan, and have designed an illustrative masterplan, below, demonstrating how the site could come forward. This provides parameters of where the developable area can be and how much floorspace the site is intended to provide. Whilst the proposals are at a relatively early stage, we are keen to discuss the outline plans for the proposed development with the local community.
Any buildings proposed are sufficiently far away from nearby properties so that any potential issues with regards to overlooking or noise are mitigated as far as possible.
The proposals will be landscape-led, with over 54% of the site constituting green space. This will comprise three green boundaries to the North, East and South, designed to act as a natural buffer to neighbouring areas. The campus itself comprises three developable areas, which will contain the data centre buildings. These buildings will act as an extension to South Mimms Services to the West.
Two access points are proposed as part of the application. The primary access sits on Swanland Road, whilst an additional access will be provided on Bridgefoot Lane for emergency vehicles only. We are also proposing a series of off-site highways improvements that will benefit the local community.
Technology and Innovation Hub.
As part of the proposals, we are working with Hertsmere Borough Council to deliver a new Technology and Innovation Hub, at the site of the former White Hart. This will transform this key community asset into a place of learning and education for local residents whilst maintaining its place in South Mimms as a listed building. The Technology and Innovation Hub will provide residents of Hertsmere and the wider Hertfordshire area with new training and apprenticeship opportunities, allowing them to gain new skills and experience.
These proposals, delivered alongside DC01UK, will provide training and apprenticeship opportunities, for both younger and older members of the community, enhancing technology literacy and computer skills for all, arming them with high technology skills to enter the work place and new industries associated with the every growing technology sector.
Investment
and Jobs.
Data centres are unique in the amount of investment they bring to the area.
This data centre will represent a multi-billion-pound construction value across the several-year construction period, as well as employing approximatley 500 people during this time. It is intended that many of these people would come from the local area.
Furthermore, during the operation of DC01UK, an estimated £21 million per year in business rates will be generated directly from the project, whilst £38.5 million in GVA will be generated through the employment of 200 people on-site, providing a boost to the local economy and to local services.
The project is also expected to produce significant indirect economic benefits to the wider economy and the region. This includes over 13,000 jobs in tradable sectors throughout the UK’s digital economy, hundreds of roles in local service sectors such as retail and restaurants, and an indirect GVA per annum of approximately £1.1 billion (with £910 million per year of this being from across London and the South East).
Biodiversity, highways
and sustainability.
Biodiversity
The proposals come with plans to deliver significant biodiversity enhancements to ensure that we exceed 10% biodiversity net gain. Our proposals are landscape-led, with over 54% of the site being retained and enhanced as open space. Hundreds of new trees will be planted on-site, and three landscaped belts will surround the proposed buildings, to the North, East and South of the site.
Highways
The site will be accessed from Swanland Road, with an emergency access onto Bridgefoot Road. Whilst car movements generated by data centres are low, we are proposing a set of off-site improvement works to be undertaken should planning permission be granted.
Furthermore, there is a high likelihood that many employees will travel by non-car means to the site from Potters Bar or by using the M25 or A1, which is in close proximity to the site. We will look to contribute to expanding the successful Beryl Bikes scheme to increase overall cycle usage in and around South Mimms and Potters Bar, and are proposing to upgrade the local bus service to increase its regularity.
Sustainability
Whilst these details are still at an early stage and will not be confirmed as part of these outline proposals, it is intended that DC01UK leads the way to ensuring that the operation of data centres is both sustainable and efficient. We will be supporting Hertsmere’s Net Zero strategy through the anticipated delivery of low carbon buildings and onsite renewable energy generation, and are likely to be making a contribution to mitigating Greenhouse Gas emissions, driving forward the UK’s net zero ambitions.
One additional avenue being explored to ensure DC01UK’s sustainability is to explore reusing excess heat as part of the district heating system. This would allow new homes to benefit from the heat produced by the data centre, allowing it to subsidise the heating of local residential properties.
